My property taxes more than doubled once the county found out I was renting it out and not living there - they mailed me something and it bounced back showing them California address (mail forwarding lasts a year).

Learn how to consistently hit singles and doubles, and don't be ashamed to take the occasional walk. 5 years is a very short time frame to go from no RE to financially free (although you may already have property, which is an awesome start). 

We take a picture.

He's already lost $80,000 in potential income and they could easily tie him up for double that in a heavily regulated market like California.Successful landlords charge market rent or close to it.

Video and/or take pictures of everything in case you have to pursue her in small claims.  

Good pictures, and good video walk through's are also a good thing to have so you can forward it to them and make sure they review prior to letting them do a physical tour.

I have found that their sweet spot is after you have flipped 2 properties, as they have a number of programs (Zero Gravity, Double-Double, and standard) that can suit your deal and what you need at that time.Happy to help navigate it if you are needing some help breaking them down.Good luck!

Like Brandon mentioned - you sound like the picture perfect classic "DSCR Loan" borrower - dscr loans are made for exactly this typically - LLC friendly and usually the best fit for when investors hit the 5 or so property mark and hit a roadblock with banks, cash etc like you desribed.Check out this 12-part article series published here on BP on all about DSCR Loans, hope it helps!

I would double check and make sure they are a legitimate license lender. 

I'll double check demographics and include in my decision making process.