(This excludes duplexes.)There are a few permissible reasons you can still do a "no fault" eviction, but they're very limited (i.e. owner intends to occupy the unit, withdrawal of the property from the rental market, you intend to demolish or substantially remodel the property, etc).Here's a link with some more info that you might find helpful: https://cal-rha.org/legislative/ab-1482/  

Seth,One of my best friends is a home inspector so I feel I have a unique perspective and I agree with others who have posted on this thread, one shouldn't exclude the other. 

Specifically regarding plumbing you could add (depending on your State or Local Laws) "... unless determined by repair person that such blockage occurred during the time Tenant controlled the Premises and due to some fault or negligence of Tenant, specifically excluding blockages caused by roots or backups from the street..."

Its possible that she's an RN that works for herself through a 1099 so everything is take home pay but that doesn't exclude the fact that she can't verify income or show submitted taxes.

One thing I did notice,  and granted I don't know your market, but you excluded a W/D.   

I see two possible exemptions in the new law that could apply to your situation.The new law has a list of "properties and circumstances" that are excluded from coverage under this law. 

Obviously we can exclude the prohibited dog list.

The first question is whether I should choose Option 1 benefits, or Option 2 benefits (or exclude from class). 

Excluding new housing from the rent control regulation was intentional to encourage building new housing.  

Michael, the E&O will most likely exclude coverage for any deal you are an owner of.