GC thought he didn't need a permit because we were only do surface improvements, but the city still shut us down for 2 weeks since the GC was removing the vanity.

On the surface, reducing your living expenses plus adding appreciation sounds like a no brainer, but Property Tax, Insurance, Cap Ex, Repairs, Maintenance and vacancy are all going to chip into the $1,000 per month "advantage" that buying is offering.Personally, we have owned two homes in southern CA (Our primary residence is only on the outskirts of LA and we owned a second home in Big Bear).

Things like new lighting, ceiling fan, touch up paint, refinishing or modifying existing cabinets, re-surfacing tub, etc are all money & time savers that still meet the needs of the tenants, and put in at the rent price point I am targeting..

That spot didn't have any visible signs of water damage on surface but his camera showed a lot of moisture has been in that area.

In times of uncertainty and transition is when the best innovations surface. 

Tbh I am REALLY new in the investment rental property gig and BP, so I’ve barely scratched the surface of this specific forum. 

The 1 year history shouldn't be a deal breaker, assuming other factors are in line and can be shown, in some fashion. 

Two concepts surfaced from my meeting with the bank. 

Surface level.. eternal growth and expansion doesn’t serve humans or the earth well.

New surfaces everywhere except the kitchen.