Often you have the choice of being in a protected first lien position for 8% return or an exposed 2nd or 3rd position for, say, 10-15% return.Remember, you can always buy a tax-free CA municipal bond - the most boring and stable investment possible, pretty much - and get a 4% return while paying zero tax. 

But research them and ask for references.

You have several choices.

Does the negative balance indicate that there is a unpaid taxes debt to the county (meaning, if I see debt in the county account it should be referring to the same debt)?

I am referring to the roof or sidewalk.

For financing there is a list of hard money lenders on this site you can reference.

Omnichoice by Healthier Choice would be my only choice because it has a 70+ sound rating and is a closed cell urethane which is moisture resistant. 

Unfortunately this seems like a very common theme.Wish I could give you some recommendations.I was just embarrassed by two companies I refer clients to.

@Loren GreyMore commonly referred to as "Solo 401k plans" throughout the industry, a qualified retirement plan does have eligibility requirements.

Provide 60 days notice and give the resident a choice (1) remain in their (unrenovated) unit and sign a lease at market rent (2) move into a renovated unit and sign a lease at market rent or (3) provide 30 day notice and transition out.