Bill,I feel the pain.  

hi there, 1507sf city center in the middle of a market area, a no car zone with subway, tram and buses even boats near by. commercial area. for 286,722 . currently huge living room with 3 bedroom one amazing shower and a second not so much.im thinking classic bnb but i dont like dealing with the prices every day and there is so much competition now.I was considering co location , like a middle way between bnb and normal rent. hence all bills paid by me, and weekly cleaning service for the water areas and sheets (kitchen, shower, toilette) , as i still have my team in this area from former bnb aparts it could be easy to organise, what do you think? 

You should see some efficiencies of scale with a larger property.I'd be more comfortable with 8% vacancy.What's the $200 electric bill for?

Let them move in and if the utilities did not get switched over have it done and bill them for the day they were in your name. 

Mainly because if a scenario like the one you described happens, then you're left paying the mortgage, taxes, insurance, interest and rehab bills out of your own pocket. 

Rep Ricks assured me that HB 461 will be voted on Monday (last day to be heard there to make it to the Senate for most bills) and Senator Hill said it would likely go to Judicial (Senator Lodge is Chair) or State Affairs (Senator Lakey is Chair). 

The existing ADU bills allow ADU on MF.I suggest you read all 6 of the CA ADU bills.  

We billed the tenant (its a small gift shop so they're not professional commercial folks).

How do you control the water bill?

What matters is having the savings in place so that when that $10k bill hits on some Tuesday afternoon, you have the money to pay it.