I've tried filing complaints about them to the landlords, but they always remind me that I'm not the only one living here so I can't expect complete silence all the time.  

I do not have to pay CA income taxes and can file as a Florida resident as long as I am in the military.

So say your rent is 1000 and you would normally charge 1250 for a security deposit.

Here’s the bottom line:No financial risk to partner = no motivation = can pack up his tool bag and leave.No contract can secure yourself and your investment when it comes to this type of partnership - there are too many what ifs and what to do on that if.Best case: Hire him as contractor, pay his invoice, move to the next deal.

Should I just "borrow" the money from my mom to pay off the loan, and then file a quitclaim? 

With that being said, I do charge an application fee and here's a list of some of the reasons why:1)  I incur a cost to run a credit check so the application fee just offsets this cost (I don't make money off the application fee, I just charge according to what it actually costs me so I'm not out any money).2)  It helps weed out the tire kickers who may turn in an application but aren't serious about renting the property or those that might turn in an application hoping you won't find out something that would disqualify them (I give all applicants my criteria stapled to the application so they know exactly what I'm looking for, and not looking for).3)  It's another screening tool (if the applicant can't afford the application fee, how are they going to afford the rent + security deposit?)

Despite all of this, she will still be the sole employee of her S-Corp and we are finding out that even though she is exempt from CA withholding and CA taxes, unemployment insurance, and disability insurance, that she still has to create an account with CA and file quarterly and annual tax forms.  

They had securities carrying guns question even if you live there.

The new mortgage assumed owner occupancy and the deadline to file the affidavit and primary residence is fast approaching.

Before giving a tenant keys, at least the first month and the security deposit should have been RECEIVED by the leasing agent/owner in the form of cash or money order to start the tenancy.