A full time job is no reason not to do the books for at least the first 20.

How did you manage or reduce these costs?

If you lived in your primary residence for the last 2 years of 5 years, you're eligible to sell it and pay no taxes on the first $250K for a single person or $500K for a married couple.

I see many town home new builds have this feature but likely because it allows higher density/lower cost of land since many lack yard area but the rooftop allows an outdoor feature. 

So far no luck finding an insurer.

She wouldn't want them getting lifted or damaged.Probably need to move out all her food and various other things like extra cleaning supplies etc.

We have previously had a firm no pet policy.  

At the time-mid 80's-tenant's rights were no different in Ca than elsewhere and screening with no internet was a whole other story.

It smells "fresh" but no one knows why.

I am more than happy to share my preferred lenders that specialize in investment properties, home inspectors, contractors, landlord and builders risk insurance carriers, and CPA's that know to do cost allocation studies with my investor clients (that's how you know you have a CPA that knows real estate investing accounting).