I changed the floor plan to be open concept, completely rewired the house, complete remodel of the kitchen and bathrooms with modern features and design.

He's actually working his way towards getting to Seattle for work as an Industrial Designer and be near his girl. 

This house looks straight and solid with several additions but exterior it looks good (design) needs full exterior paint and finish and noticed extreme little physical repair. main house 2600' garage and adu 500' and additional 250' storage building.neighbors have been in the house and kept it secure from homeless and drugs. they say it is not torn out but the old lady never updated anything.

Hmm...I wonder how it is the first examples seem to be important to all landlords, yet that last one somehow gets a pass from some landlords...maybe because there is a government program designed to act as a safety net in that scenario?

Programs like this are designed to be a win-win; the cost per client is low enough not to hurt their cashflow but to provide real tangible and substantial benefits if triggered; but by keeping costs per client reasonable and offering a legitimate benefit, the PM signs up enough clients to more than cover those 5% of evictions they face annually with the total fees they collect.

I have a 10 gal/minute on demand system for my house which I believe is designed to handle 4 or 5 showers at once, so if you have a 100 gal/minute on-demand system that will meet your load.

Things like,1. management2. building materials to use3. technology gadgets 4. furnishing5. design - extra amenities 

Do not assume that if they attend a lot of REIA meetings, have over 8k posts on BP, have over 10k votes on BP, can verbalize/design a good investing plan, that they have integrity and can actually execute a proper investment plan. 2.

I am in New York and I am a cash buyer - we also run a full service interior design firm and home rehab business.

If it's not grandfathered, you may want to eiter re-zone it to the property zoning designation or apply for a condition use.