Hello BP Community,My name is Tashoma Lesane and I am a new member who was introduced to BP by a friend.

Books: Rich Dad Poor Dad, Think and Grow Rich,  How to win friends and influence people.Podcast: BPMentors: @Ben Leybovich, Tom Krol, Joe McCall for the US. 

It's unlikely given how friendly the laws in California are to tenants. 

I don't have interest in investing in my home state NJ (a state with more landlord friendly laws would be more up my ally).

I have friends in Fairhope and was just visiting them last month.

So maybe for now you can just spend more time with your son and his friends working on stuff, because that's the true reward of all your efforts.Hope that helps!

Regular landscaping/yard care (mowing, edging, trimming, fertilizer, weed control) will be provided by ____(check one)____ [   ] Landlord  [   ]  Tenant .For all Tenants:a.Tenant agrees to keep yards, walkways, patios and decks clear and to keep premises free of junk and debris.b.Tenant accepts liability for all landscape damage and/or replacement of such, if caused by neglect, abuse or lack of water.c.Tenant may plant the beds adjacent to their dwelling to their liking, but only with those plants that are of appropriate size and type for the beds.All plants brought or caused to be brought to the property by Tenant will be cared for by Tenant.d.Tenant agrees not to cut or prune trees, hedges and shrubs.This will be Landlord’s responsibility.e.Tenant agrees to properly dispose of all plant debris and agrees to not leave such on the property.f.Landlord will consider special Tenant requests for planting and removal of plants, shrubbery and trees, but reserves the right to determine the make-up of the landscaping.g.Tenant agrees not to grow marijuana on the premises, indoors or outdoors.For Tenants of single family homes only: a.Tenant agrees to mow, water, and keep the grass, lawn, flowers and shrubbery thereon in good order and condition, applying fertilizers and weed retardant as needed. b.If Tenant fails to keep the landscaping in good order and to follow these guidelines, Landlord reserves the right to hire a landscaping service at Tenant’s expense (after a 10-day notice to perform covenant).c.Landlord reserves the right to restore the landscaping to its initial condition, as it was at the time Tenant began occupancy, or if improved during Tenant’s occupancy, to the level of such improvement.

Being even a little higher can mean you get ignored, or end up with a crummy tenant.Have a friend call the PM and inquire about the property. 

Update:A friend of mine is consulting on a nearly identical project currently. 

In terms of renovation costs, I suggest you find a few investor friendly GCs and bring one with you to get the estimates of a potential property (maybe even pay them for the appointment).