Usually, your PM might do some light rehab/turnaround to get ready repairs, but in general you would hire a contractor yourself for a medium or bigger sized job. 

For example, they get "x" amount of $ for every door knob they switch, "x" amount to change a light fixture, to lay LVP flooring (per sq ft), to hang a door, etc.

Basically, Id like to know how much teeth does our lease have in light of larger oakland CA tenant law.Any help would be much appreciatedthanks

I will lever it lightly with assumable debt, or not at all, and keep this conservatism going until cap rates are ~100bps above interest rates on property of reasonable quality and nearby where I live and operate my business.If that happens next year, I’ll cash out refi to a moderate debt level and buy!

Stay in real estate for 10 to 20 years and you will finally see the light and the wisdom of connecting with a company like this and the advantages will come to light for you. 

It was the best decision I ever made, and I am not saying this lightly.

Reno consisted of gutting and replacing the kitchen and bathrooms, replacing the floors, light fixtures, HVAC and roof.

Luckily, the brother left at the agreed on time and I was able to being the renovation.Reno consisted of gutting and replacing the kitchen and bathrooms, replacing the floors, light fixtures, HVAC and roof.

The zoning allowed light commercial to multi residential buildings.

Let me explain that better, imagine your rehab is $100k, you would need to do part of the rehab, maybe $10k, and then you can get the funds for those first $10k reimbursed so you can keep progressing with the rehab.Given your experience, I would recommend you start with a moderate or light rehab, mostly cosmetic work so that you can do it yourself and won't get your profit decreased by hiring third parties.