Normally refinancing takes a few years to recover your closing costs.  

I am offering $115k on a 3 bed, 2 bath, 1372 square foot home. 

As an SFR investor I was PMed by a private lender through biggerpockets with some really good rate & terms, like conventional loan type numbers.I haven't given them a whole lot of personal information as yet and am not too far into the process but my Spidey-Sense is going off a bit. their website has some content not a ton, it looks to have been registered a little over a month ago.I don't have a lot of experience working with a private lender so what is the normal process, what information do they ask for up front?

At least with a 1 year tenant they get to pay all your expenses to get the property back on the market, at 2 years you get to since everything is considered normal wear and tear.

Thanks for your service Coby, sounds like you've already got your foot in the door.

I looked at prices on airbnb in the Sunnyvale Mountain View area and the nightly average was something like 700 for the weekend, but further up the SF Peninsula things looked closer to normal.

Don't think any normal people can live in a house with dog poops. 

Sometimes I worry about showing properties too late for safety reasons and also it would be nice to go home at a timely hour for once... has anyone had this problem where no one shows up during normal business hours?

What you can charge is based on a Judges Opinion and not on law, as there isn't any LAW on the books for normal wear and tear type scenarios. 

They are normally at the end of the month at the Davenport Library.