The current heater is also piped in a way that is not up to code and the new one will need to be re-piped to the outside as there are zero overflow protections.

This type of situation should be covered in your state landlord tenant codes which you should be learning now before you become a landlord.If possible it may be to your advantage to have the present owner give notice to terminate the tenants allowing you to start fresh after the repairs with new tenants.

Or maybe its 6+ owner.according to municipal code 20.150.040:Household.

@Sheryl Griffin,Obviously, your new bank is where you want to be.I was going to suggest using a SIC code which indicates "Other Real Estate Related" business. 

But you should look on the metropolitan level, town/city level, and zip code level, which you can do with a website like Hometown Locator.  

Openly stating my income, credit, occupancy (in accordance with HUD and California code), and background check can get me in trouble?

Licensed brokers have better technology and have a code of ethics that have to be followed or they can lose their license.

If my spouse is active in real estate to the level required by the IRS to make her real estate activities qualify as "active" under the tax code, she could manage our newer properties and allow us to take the tax deductions for active losses after the real estate depreciation deductions.Does anyone have experience with this type of situation?

@Chris A. hope you are planning to get a 3rd party home inspection before closing to make sure the scope of work agreed upon was completed and its up to code for that city/state.

I used google to find a coupon code for my classes that saved me $200.