A side note: I like the new design showing the Dashboard Community Education Marketplace and Tools.

Might also make him eligible for HAMP or whichever program helps owner occupants refi even if value > loan balance (did a quick web search and HAMP does seem to apply to 2-units, not just sfh).Different tack, is either of the current tenants interested in buying the place?

These types of studio apartments are designed to have only one occupant, generally rent for $500-$700 per door, and are increasing in demand.  

I cant seem to find this information on the gov site (LARA) or anywhere on the web.

he just showed him copies of my brokers licenses ... web pages... letter head and of course pretty easy as well tax return that showed 100% of income was 1099 or sec.

@Nick L.It was built in 1910, is located in a historic district and is designated a historic structure so it should qualify for the 20% tax credit as well LIHTC's.

A good design is also essential.  

@Stone Teran  two things I look for is the NMLS # on website : CheckCalifornia brokers license on Webstie :  Checknow just to the state  agencies and look up those license numbers you will see if they are in good standing had complaints of a serious nature etc.just by looking at their web page for 30 seconds I would say they are most likely legit.but do check on the state sites to verify.

I would use the resources like yellowpages, google reviews, ask at a real estate investor meeting or maybe sign up for Angie's list and find the best HVAC company and installer who, stands behind the product, is willing to educate you on the right equipment and provide you a fair quote.Your investment strategy, and what the standard is in your area will dictate the price.I would look for the Highest seer, with a good warranty 10 compressor, 10 year parts, look for one with quiet technology (compressor sound blanket, motor mounts, Air handler blower motor, air flow designed for quietness) and ease of service for the air filter, air handler coil cleaning, overflow float switch, and access or instruction on drip pan tablets/liquid and drain line cleaning.What I look for in a HVAC installer is someone who is proficient and not on the phone or looking through the manual a lot.  

I have worked on financial technology systems designed to implement these policies.