From ruins wrought with wear and time,I craft anew with plan sublime.Rent and reclaim in endless spin,Repeating cycles once again.A method veiled in night's embrace,What strategy sets such a pace?"

I have tenant that is from CA that is worried, they're used to earth quakes and fires.  

The bigger issue I think is the Z-Wave protocol which seems to be clunky and wrought with problems. 

It seems limiting and wrought with red tape.

To get it in that condition would be roughly (and I've estimated high on all of it)Upgrade to hardwoods on second floor, and refinish first floor. 12KPaint interior 5KUpgrade appliances and plumbing fixtures. 5KUpgrade electrical fixtures (some have been upgraded to stylish black wrought iron look which is popular here) 2KNew HVAC first floor (second floor HVAC replaced already) 5KLandscaping 5K (this may be really high, but I figure it pads the other numbers in case something comes up)Total rehab 34KSo we've had some investors come and look at the house and offers range from 290-300K.

By the same logic, here in California we get earthquakes and are expecting another major quake soon and so many places that are being built on currently would have to be restricted.  

I'd also paint the wrought iron security doors and handrails white I think.

If you're out West near @Daniel Mills, I hope you haven't been too seriously effected by the recent quake and rains.  

In my current two cases, one is a wrought iron fence and the other is a newer fence I want to keep. 

We looked at La Jolla to move to originally but decided that in the event of an emergency like a big 'quake there would be nowhere to go.