would investigate my petition and provide their ruling at which time the rent may or may not be allowed to increase.Anyways, any help here would be great.

There are two power systems, battery operated or hard wired, which allow the meter to communicate with a wireless router that sends the data to a database at the company (this is accessable to you the owner/property manager via the web) and then a bill is sent to the tenants automatically at a interval that you set.

Keep things the way they are now and with all new tenants.Send out the proper notices allowing yourself sufficient time to replace tenants that for what ever reason choose to move.

I usually pull minor alteration permits if the job allows, so I have less experience with permits with plans, but this is what I budget:   1 month for Arch, 1 month for the city to review. 

Since most portfolio loans are cross collateralized and cross defaulted, It will allow you more freedom if you decide to sell one or 2 of them in the future.  

Perhaps agent isn't a 'Realtor' thus privy to NAR/CAR codes and/or perhaps CA BRE allows disclosure after Buyer signs Offer (weird).

I would have never allowed that.

I say make some lemonade out of your lemon and put up some advertising (billboard or the like, whatever codes allow) and have some companies give you some passive income for advertising for them.

The W-2 job allows you to form a cash and credit basis from which you can start purchasing properties.

Along with paying for water, I pay for trash, thus allowing me to charge a bit more for rent and having the piece of mind that every month that water bill is paid.