Also the non-immigrants working in agriculture and oil fields- that’s hard work to me.

I wouldn't ask for mechanical advice from someone who's never changed oil before and I wouldn't ask for someone's thoughts about my REI goals if they don't know the first thing about it (even if they are family).

They were working at the Jiffy Lube/oil change station.

I know a local investor who spent tens of thousands of dollars remediating a site he purchased unseen after he discovered the neighbor had been using it as a dump for his used engine oil.

I think what we see today is the effect of oil price going to $120, but when this oil issue is resolved by itself in the next few months, CPI will go back to 5-6% (just like during covid).

Repairs needed.Basement 50 There is an old oil tank in the cellar that needs to be removed.

@Neil S., have you considered investing outside of CA? 

No more oil changes, transmission fluids, radiator fluids what not - and the solar panels on my roof charge it daily.

Assuming you have oil production fields around you (central OK),  if I were you I'd consider training in electrician or welder.  

I have purchased several properties with inherited tenants and honestly the amount of rent is secondary to making sure your expectations are clearly understood by the tenant(s).  Have