I've had it up to 80 at night to dry drywall mud for the morning.

It seems to me you would really be depending on constant appreciation....what happens if/when lending dries up?

Interest rates are the best ever right now even though lending activity has dried up somewhat lately

When interest rates rise, VC funding dries up and corporations and consumers start defaulting, there will be plenty of opportunities to invest in the Bay area.

Market rent: 1,450/month Cash flow: ~ 330/month Estimated value: 260K-275KWe’re trying to decide whether to sell in the next year to avoid paying capital gains and some expensive potential repairs (we’re 5 years into a 15 year roof, have some dry rot under one of the bathrooms that could cost 5k to fix, the electrical panel should be replaced and brought to code at some point for $1500-$2K, and we recently had plumbing problems that uncovered orangeburg main leach lines (50s era) that are falling apart and may last a few more years or maybe only a few months.

Has new roof (2018), walls are dry walled but needs taping and float.

I've spoken to a real estate attorney about this and its a fairly cut and dry process, but the one thing holding me up is that I need to produce a death certificate on the original deed holder. 

It's pay per wash or dry, or the laundromat.  

That way I can just clean the black mold, dry it, then seal the foundation edges, then move on with renovating the bedrooms.

Another option is to have her be a 2nd loan on the property you are planning to buy thus making it part of the transaction.