Can anyone advise if there is another conventional product in the market that allows financing existing property earlier then 6 months after purchase? 

@Harjeet BhattiDoes your bank allow to add rehab to the settlement statement to get it all back in the refinance?

personally, I would tell him that you dont perform major upgrades in tenant occupied units, but you will gladly allow him to sign a new lease in one of the vacant units when rehabs are complete.

Can anyone recommend an easy to use online payment app or method for allowing tenants to pay online and direct to my account?

The website allows the applicant to access the application through our website, upload their application docs (proof of income, copy of ID, etc) through the portal, and pay through the portal as well.

Here is the text of the article in case you can't see it:By Ben van der Meer – Staff Writer, Sacramento Business JournalFeb 22, 2018, 4:43pm PSTIn a sign that escalating rents in the city of Sacramento may have reached a tipping point, a group has filed with the city clerk’s office to collect signatures for a rent control measure.The ballot measure would allow rents within the city to rise by no more than the percentage increase of Consumer Price Index, with a baseline set at the earlier of Feb. 20 or whenever a tenant first occupies a unit.A notice of intent to circulate petitions to put the measure on the ballot was filed Tuesday.Landlords would be able to evict tenants only under certain circumstances, such as failure to pay rent or violating lease terms.

This will allow you to provide more accurate home sale comps in order to determine the ARV.

Is it stated anywhere in your lease that you do not allow drugs in your property?

Likewise with the washer/dryer, they will wash two socks and/or allow their friends to come over and wash.Bottom line, if you are attracting good tenants, and they are staying, don't change a thing.

@Rick Shurtz - There is a provision in the zoning code for additional units, your agent should be able to walk you through the requirements13-196-740 One additional dwelling unit over original allowed – Conditions.