Unfortunately, I don't know anyone in California, so I don't have anything to offer, but at least by posting it will boost the post back to the top. 

People can be easy, or they can be difficult, and people of ALL AGES SUFFER DRAMATICALLY FROM COMPLACENCY.

You have to ask yourself what's easier knocking it out now as it just started or waiting till it get dramatically worse?

Instead,  the builder's warranty rep showed up and for another repair (a bedroom door that would not shut... t goes on and on...) and once again he talked directly to my tenant about doing painting repairs-- it's like the tenant forgot her dramatic health issue from last week and now it seems that both parties are working against my request to the builder for a non paint solution--granite.  

One trick, if you have some money and are really in need of boosting our score, is to find a credit union that offers a "share secured loan".

The substantial boost to our income and the fact that most tenants are good, reasonable people are the two pieces that keep us holding on when a "bad apple" falls through. 

A good pm can generate there own rough proforma for a buyer of a multi family based on pics and  square footage and see value add to boost a commercial buildings noi. 

I am considering that avenue to boost my deals as I have a successful, non real estate related business that I also run.

If you did charge the tenant for everything would you need to dramatically reduce the rent? 

Each of these variables will dramatically change the advice for the individual asking this question.