Brand new roof and each unit is good in terms of renovations. water heater from 2017. only concern is HVAC system is 14yr old, that’s the only potential cost that i see that could occur within the next 3-7yr.

How much will it cost to renovate?

I would not charge install fee.I have one rental property for about half a year no  so I haven't had to deal with any move out procedures or getting a place "rent ready" since my house hack is a new build but how did you create your "move out instructions" and are you supposed to paint the whole inside every time a tenant moves out? 

1.Subscribe to the BiggerPockets Money and Rookie Podcasts2.Attend the FREE WEBINARS3.Attend a Meetup in Your Area / virtual meet ups4.Purchase the Beginner Books: How to Invest in Real Estate, Set for Life, The House Hacking Strategy5.Peruse the forums!

I'm not really surprised that there is political movement around affordable  housing in this area. 

House was built in 1995 so I am thinking that I will need a roof for it soon and central heating/cooling is six years old.

1.Subscribe to the BiggerPockets Money and Rookie Podcasts2.Attend the FREE WEBINARS3.Attend a Meetup in Your Area / virtual meet ups4.Purchase the Beginner Books: How to Invest in Real Estate, Set for Life, The House Hacking Strategy5.Peruse the forums!

It can definitely be frustrating.One thing I'd encourage your friend to keep in mind is that the tenant is a person and their housing depends on this process.

like how you guys are getting the pics of the house, other than sending someone over the property? 

So if the house you are looking at is $400,000 in California, you will need $80,000+ to buy it with financing.