If a lender is charging up front fees (exclusing legit third party fees such as the appraisal fee that is typically paid directly to the appraiser or appraisal management company), then they likely aren't legit and likely aren't going to close.

I do some wholesaling in the area, but not full-time/exclusively.

Security deposits may be used for:* Unpaid rent owned by the tenant (does not include late fees)* Damage to the premises, exclusive of ordinary wear and tear, caused by the tenant / guest / licensee of the tenant* Cleaning to return the unit to the same level of cleanliness the tenant had when they moved in* To remedy future defaults by the tenant in any obligation under the rental agreement to restore, replace, or return personal property or appurtenances, exclusive of ordinary wear and tear, if the security deposit is authorized to be applied thereto by the rental agreement.There is an exception if the landlord is a natural person or LLC where all members are natural persons and no more than two rental properties are owned with no more than four units total, then they will be allowed to charge up to two months' rent, unless the tenant is a service member.AB12 goes into effect on July 1, 2024, and does not apply retroactively.Full details of the law are available at https://leginfo.legislature.ca.gov/faces/billCompareClient.x...

Now, this can be outside of gross negligence/abuse, and maybe a small list of exclusions.  

Since these are no-fault you then have to pay relocation assistance even when fully legit which can get costly.It is my opinion that LL attorneys are essential for all decisions in California.I am not an attorney...It is my belief that the 15 year rent control exclusion applies to both the new ADU and the existing unit. 

@Luka Milicevic, if you do a 1031 exchange and later convert that property to your primary residence then in order to take advantage of the primary residence exclusion the following terms must be met1.

Add to that an exclusive sneak preview look at brand new software intended to help you in your work and an authoritative discussion on how to deal with all the new HUD set up regulations.

WikipediaLow crime - High crime and long-term appreciation and rent growth are mutually exclusive.

Land value - exclusive area

There are various types of these leads ranging from ‘aged’ leads, to live exclusive leads, and non-exclusive leads.