If you use the bench, a small a picnic table style bench that has a small foot print.

I actually really like math and think it is critical to properly evaluate the numbers but it is also important to realize this is not some static situation that can easily be modeled with some basic algorithms.  

Are the POH all 3 bedroom/2 bath models?

The sophistication of the investor vis a vi Real Estate investing or deals.. it does not take much knowledge or sophistication to buy a Turn Key rental.. even the most green investor understand the model and concepts..

One more thing is that the basement isn't the traditional style of basement.

It seems that this piece is left out of many models and it's all about just the rental process.  

Do you know what model the score is (FICO 04, 08, Vantage Score?) 

The key is to act quickly to establish your way of doing business, introduce an effective management style, and take the time to guide people on how to be become good tenants. 

That being only a 30 minute drive over to Lake county.. you could be looking at older farm style houses in Upper Lake.. smaller homes in Nice and Lucerne..

I've said it before, but if your business model only functions at a profit by doing everything with under the table workers and the lowest bidders you really don't have a legitimate business.