Combining my experience as a guest in cabins with some knowledge as a manager of a few houses with them:1 - Patio. 

Thanks ahead of time and feel free to post any questions and I'll do my best to answer them.   

Feel free to DM me.

Investor friendly Real Estate Broker on Staten Island- would love to speak more to understand your goals and give you some insights/knowledge on the area. 

But in general, with rates the way they are, it's a break even at best type of market right now.That said, like you seem to have a feel for, appreciation is where the majority of wealth is built in real estate.

I feel like I'm starting to over leverage or take on too much risk.

If she did pay you, how would you feel knowing how she got that money?

(feels like California is becoming communist).  

I feel this one ... we just had insurance jumped $6k a year on a property without explanation (It has to be a mistake).

Dialing in on a neighborhood and then doing a deep dive would help you to get a better feel.