(I will use it sporadically the rest of the time).I have asked my agent to get a letter from HOA in reference to the timing of the increase.I am “reportedly” buying it from an elderly couple ,the house inspection was fine but still does not feel right..

Most people I know use the inspection period to get them out of the contract. 5.the low and no money down book by brandon turner.

I am not typically impressed by the permit inspections but again it is better than nothing.Assuming that all 3 contractors come out of the above similarly, there would be no reason to not go with the cheapest but what you may find out in doing the above is that there is a reason the cheapest is the cheapest. 

When the offer is accepted they use the inspection contingency to physically look at the property.  

One of the biggest lessons learned from this deal was getting it to pass inspection.

One of the biggest lessons learned from this deal was getting it to pass inspection.

I think it would be in your best interest to see that status of your rental licenses and inspections and for whatever needs to be done get it done before filing on them because they will be less agreeable after they realize you are taking them to court. 

We just had the inspection done.

In Los Angeles this is considered a safety hazard and would be associated with a violation that would need to be rectified if your property went through a housing inspection. 

Tenant filed this about 15 days after the initial filing of rent escrow to court.At hearing, tenant presented his side, then mine was presented (pictures, receipts, more pictures from pre-court inspection) by an attorney and tenant was then offered by PM opportunity to break his lease now, he did not accept, and stated he wants to remain at residence.