Unfortunately the State of California would never let the taxable event go by unnoticed.

I find that when you allow the tenant who is serving as a "presence" to weave her/his story and personality into the property's listing description, you will receive higher quality requests, and avoid the shady individuals looking for a place to go unnoticed. 

The 7-12k from the refi makes me feel more comfortable as far as an emergency fund, but at the same time, an unnoticed issue with the house could eat all of that up. 

I wait in the weeds unnoticed watching and listening.  

A side benefit is there will be many eyes on the deal and it is less likely something will go unnoticed.

I understand painting, cleaning, changing light bulbs etc...but Why would missing door knobs, bathroom safety handles, broken closet doors, mini and vertical blinds, dishwasher and stove bad enough to warranty new units, all of this went unnoticed?

These things do not go unnoticed.

I have not used a dishwasher in years bc they never clean the dishes well and sometimes they leak when the seal goes bad (easy fix but if it goes unnoticed, this could be a big issue).

I often always wondered about hurricanes and floods as I am from California and we have perfect weather and rarely have any earthquakes and even the ones we have most the times go unnoticed.  

But I'll also say from a junkies perspective, providing coffee is definitely a great perk that won't go unnoticed and is very much appreciated.