this is just an idea and if i lose interest in the animal shelter non-profit, i'd likely get into some other non-profit function anyways as since college, i've always been into environmental & humanitarian efforts (mostly overseas) one way or another.

Riv county has now opened a satellite court in Temecula however it's about the same drive for you to downtown courthouse.

You also get the same person each time when you call and can explain exactly how you want things to function rather than a large companies polices.  

The court will look at all of those things. 

In each deal, I budgeted a certain amount for court costs.

Rents are essentially a function of wages and inflation.

David i will share a similar experience...i  have converted 2 different duplex's back into SFD and looked at doing in with a few more. each time what i ran into is making sure the layout was not "functionally obsolete" or in other words.... look weird. so i removed walls and did lay out reconfigurations and ended up with a good SFD.  

I'm courting a small bank now to see if they'll give me a larger line.

These are all crap shoots when taken to court to win.

Be careful with unlicensed mom & pop property managers who seem "cheap" and take on more than they can handle - a lot ends up falling through the cracks and you waste even more money in landlord-tenant court and in repairs due to neglected maintenance.