Updates include custom kitchen, updated baths, new windows, new door, modern laminated flooring throughout with new baseboards, tankless water heater, new light fixtures, beautiful landscaping.

The exterior is siding that is in good shape, just needs a good cleaning.There are two small basement windows that will need replaced, but other than that the windows are in good shape.With the other 5k I would try and fix the kitchen up a bit.

Some areas in my state have historical societies that are run by power hungry people with nothing better to do than decide you cant paint your own house a certain color, use the windows you want or make any major changes to the exterior. 

You can also get pretty close with overhead measurements from Google Earth, although math is required, and don't forget to subtract the garage, but ideally if you get to the point of making an offer you will have seen the house and/ or the owner will tell you how big it is.

For lead, you'd want to keep the paint in good condition just in case but with the windows all being either vinyl or aluminum and the interior trim being more recent than 1978, I wouldn't expect lead paint to be a concern. 

And don't forget, some Hard Money guys will finance the rehab if the project is good enough.  

@Minka Sha don’t forget 3 very important things. 1) your principal pay down, is probably $400-500/month.2) rent growth - PB is very desirable and rents will likely continue to go up over time 3) appreciation - coastal CA will always be in demand which will fuel appreciation You bought it with 5% down so have very little skin in the game. $1000/month loss like @Dan Heuschele calculated is tough to swallow but I’d guess you’re breaking even if you include principal pay down and appreciation.

Be careful to only use the ozone machine when nobody is in the property and open up all the windows to let it air out for a few hours before re-entering.

Has anybody completed any rehabs using black windows?

I bought 4 last year sight unseen, it's easy with the right amount of due diligence. 2 are doing well (set it and forget it), 2 are doing so-so because of unexpected expensive repairs needed such a a large tree falling onto one and another needing foundation repairs of all things, one needing sewer main repair.