You should have a contract with your friend that outlines your responsibilities and their responsibilities, which should include giving you rights to remedy problems.

You had no signed lease with these people, they were never your tenants, and a security deposit (actually anything you call a "deposit") is inherently refundable according to the law in California unless there's a valid reason to deduct from it (and you haven't outlined anything in your post that would give you a reason). 

But over the years builders (using the strategies I previously outlined) decided that building in high risk flood zones was a good plan (AKA every beach property or property built right on large body of water including rivers) because the government will bail out the property owners which they have (kinda) and are currently in debt 20+ billion.

I will follow those, but it seems this is an outline that needs to be tailored to each individual.EducationAs a designer, I am naturally detail oriented.

Your lease should outline when rent is due - you don't need to go out of your way to send "friendly reminder texts".If you don't get rent by the due date - then charge a late fee and serve the pay or quit notice.Tenants will soon learn that you stick to the terms of the lease and there is no negotiation room when it comes to rent collection.

And if you want me to vacate for multiple showings, yes, you are going to pay for that.In my own case, I am confident that any of my tenants would work with me and it wouldn't cost me anything more than I outlined earlier.  

As for security deposit and everything I did get a tenant estoppel certificate and since there was no lease it was more of just a...piece of paper outlining the situation.

check out 121 c 1-4  that kinda outlines that.  

Every appraisal I’ve had has had general explanations but nowhere close to calling out line items and saying that flooring is worth x but appliances are worth y.

When you look at it on a map you will basically see the same outline as the trulia crime map.