However, I am wary of the maintenance cost and added liability that comes with these amenities. 

Second, pretty much every hard money lender has this same requirement.

Has anyone had a problem or slow down in applications since rent redi requires app download to apply vs link?

(Not really a surprise that CA makes life a little harder)The California Franchise Tax Board will require that you file a new form every single year (Form 3840) in which you detail what you did with your sale proceeds, where they are invested, and whether you ever recognized income from your sale or any subsequent sale.  

It's easy to obtain, costs very little, and doesn't require extra, on-going effort to maintain. 

We have a tenant in process- my property manager is telling me that he uses Turbo Tax and the lease he generates only requires his signature and the tenants.

However, I do require 100% payment by the due date, or it is 100% late, and all tenants are 100% responsible.

They have different payment methods, payment plans, payment requirements, charges, marketing needs, reports, etc.

While this may exempt it from being classified as a rental activity, active participation remains a requirement, necessitating compliance with three tests: spending 500 hours on the property, dedicating at least 100 hours (and more than any other participant), and performing all the necessary work needed.Additionally, long-term viability and consideration of depreciation recapture are important concerns.

Or call your preferred settlement agent and ask them to provide their seller settlement costs, then add in any commissions, HOA, termite/moisture inspection if required, etc.