Hi,I am not an expert but I think you might be exempt from specific Oakland rent control according to http://www2.oaklandnet.com/oakca1/groups/ceda/documents/policy/dowd008111.pdf:Excerpts:8.22.030 ExemptionsA.

Benoit is an expert in the market here.

We are not, any of us, purely rational economic actors.  

In many professions 10 years or 10,000 hours of experience and you are considered an expert.

In your expert opinions, what's my next step?

Bay Area real estate would be a great research project for anyone learning the basic theories of economics...  :-)

In your expert opinions, what's my next step?

Cutting out commissions by dealing directly with the owner sounds feasible for a small deal but experts are needed for the big ones I have to believe.Gerald, thanks for pointing me in the right direction on Bigger Pockets by category.

I have always done non-refundable. for tenants who have multiple pets (i had one tenants had 4 pets total, dog and cats), we do 500 non-refundable, and 500 refundable. for the refundable part, at the end of the lease if there's no damage, deposit back.And I request reference, and consult with insurance expert on the pets breed, making sure it's not the aggressive type, have good background/history and house trained, etc.Also, I advertised as deposit is per pet, but if they have multiple, it's always a case by case basis, I want to get as much information as possible about the pets first, and then negotiate a agreement with the tenants.

I personally prefer the realtor either to be on both sides or a realtor who's an expert.