The unit was 1 year old and broke unexpectedly.

I do put USB outlets and Nest thermostats in all of my rental properties. 

From a risk respective...if you hold the cash you have it to cover empty units, unexpected repairs, etc. sounds like reduced risk to me, not more.

I was specifically looking for properties that had been active for a long time, this will sound weird but my thinking is this: when I go to outlet stores I always look at things that are NOT my size because some items just have off-sizing so people who are a small like me fit them, but anyone looking at their size (like a large) won't fit.

I can probably sell it and after fees probably lose 20k or so (as far as down pmt + closing costs + improvements).Renting (even though negative) seems like a good way to go because I have a good risk tolerance, however I am worried about California landlord laws + unexpected maintenance/capex.

At 1.5% the extra cash flow can help you cover some of those unexpected issues.

Update electrical - add some outlets & switches or rewire?

Being first time for me and doing it by myself I came across a lot of unexpected hurdles.

Guesstimate breakdown:Roof 1000sq ft house 6kFloors wood sand and recoat 650 sq ft 1300Vinyl 300 sq ft square tiles 900Countertop 1kBacksplash 650Paint interior 800Bathroom new:Shower 1kValve/trim, etc 150Toilet 125Sink vanity mirror 175Bath#2 1.5k (cant remember so new acrylic tub surround included).Replumb house with pex, 2 new bath valves, shutoffs, 4kCarpet bedrooms $600New outlets, switches and plates by handyman $800.Misc whatever is left.No insulation??????

With spreadsheets, I can change one number (unexpected emergency expense) and have the impact felt throughout my life instantly.