@Bill Ward - Thanks and I agree with you and had identified all the newer ones as definate 30’s but maybe shortening the term on some of them that I have owned longer.

Now I focus on mainly 10K cosmetic rehabs, putting up new LVP, paint, new countertops, trim trees or well defined capex replacements like roof, hvac, siding etc. 

Define value of your time and her time.

It should be clearly expressed/defined, "tenant is to register and pay for x utilities."

If you need all three tenanted units empty in order to achieve market rents and be in the black, even one hold-out can screw up your plan.Outside of the City of LA, but remaining inside LA County, you are allowed to relocate tenants in order to perform a major renovation, which is defined as work that takes more than 30 days to complete.

Its in the B-B+ asset class range depending on how you want to define it. 

After a year, we were able to launch our offerings and have since really honed in and defined our brand.

As you develop these long term goals, you can define your real estate investing path.

We definitely plan on getting it in writing and having defined roles/tasks once we get to that stage! 

@John Warren can you define legal nonconforming?