How do I judge the rehab cost?

If you are are negligent or doing something shady a judge can (and probably will) pierce the veil of your LLCs and go after your personal assets.

You could have sections thrown out by a judge that are deemed unclear or not enforceable with how they are written.No legal advice given. 

You talked about your mom not answering for the appraisal, is she living in the house, if so that might complicate things as the judge may not wish to make her homeless. 

By receiving money (depends on the Judge) the judge may side on behalf of the tenant as they were trying to make good on the rent and give a month or two for them to pay up (professional renters are good at this) and then you wont see another dime.

However, at the age of 22, the stork dropped off my toddler sibling and soon after a judge granted me permanent legal guardian.For a long time buying a house seemed out of the question.

You don't even have to Declare it on your Taxes.

They can't declare bankruptcy again for quite some time :)

In late 2017, Governor declared a few counties in California "Disaster Areas" and CPC 396 comes into play forbidding rent increases exceeding 10% for the 30 days after the declaration.

@Jane S.I would say absolutely charge late fee but 50/day seems crazy and I doubt it would hold up in front of a judge.