I would be 95% of tenants aren't savvy enough to know all this, but it really is just a google search away.  

My assumptions include the following: 8% vacancy (equals 1 month of vacancy), 10% for property management (didn't know if you were self managing or not, but it's always good to put in just in case you decide you do want to get it managed), CapEx and Maintenance of $1500 per year, insurance of 1200, taxes at 3500, I assumed you would be paying no utilities, that those would fall on the tenant and that you would be borrowing the 15K for the cosmetic updates, so I added that to the base mortgage amount. 

Let me save you the Google time, zero. 

I do not use CC for payments, however, using CC is an added service and if they choose to not do auto-pay, I would make them pay the convenience fee. 

Talked to the mortgage company and they said 2 things happened. 1, they added some extra insurance to my account.

I didn’t want to be in the section 8 approved landlord list, didn’t want the paperwork, didn’t want section 8 tenants after google more section 8 stories online.

Google "Real Estate LLC Attorney in the SF Bay Area" and see what happens..

I've searched on Google and I have no idea where to start.

Adding a couple of those could be cheap compare to an extra month of carrying costs.

Currently 4br/1ba but we are adding a bath and laundry upstairs to make it 3br/2ba.What do you folks think?