I suspect if it had high occupancy it would not be a value add opportunity.  

I suspect it could be pretty good for MF given that the SFR homes have sky rocketed with all the out of state trophy buyers.. 

I hope you prove me wrong but I suspect it's going to produce less revenues than thought, because your using a best case scenario, and that expenses will be a bit more, and cash-flow will get tight, very tight, and next thing you will operate from a lean standpoint and revenues will suffer from such, just amplifying the issue.

I have a rental property that we suspect has a broken drain pipe.

I don’t know California laws but I would suspect you don’t have to evict the second.

I suspect, if the title company didnt do a proration and transfer, then that is because it was not in the contract.2) The time to have noticed this mistake is before closing, not after. 

Furthermore, I suspect this is one item that I can likely address for less money today than I was able to in 2003 (there are not many such items but this one is unique).My point is that a letter from a lawyer threatening legal action may get a response and offer to settle. 

At least until a major paradigm shift happens, which I suspect it will.

I suspect his friend is living in the car (with 4 small children and wife or maybe just him), since the 2 roommates tell me that the friend is not living in the apartment, so I can't use that. 

I am going to call the title insurance company up.I suspect by title company; you're referring to the title agent that issued you the title policy.