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Francisco, decedent traveled to and worked in Los Angeles 3 to 4
days a week.
At the time decedent and Ms. Friedeberg began their
relationship in 1974, decedent owned, among other things, several
pieces of real property. From 1958 until his death, decedent
owned a parcel of real property located at 517 Laidley Street
(Laidley), San Francisco, California. The Laidley property was
purchased for $12,000. On March 18, 1977, Ms. Fratini
transferred her interest in Laidley to decedent by quitclaim
deed. On December 11, 1987, decedent transferred to Ms.
Friedeberg an undivided one-half joint tenancy interest in
Laidley. The parties agree that the fair market value of Laidley
on the date of decedent's death was $275,000.
From 1967 until his death, decedent owned a parcel of real
property, including a building thereon, located at 3605 Valencia
Street (Valencia), San Francisco, California. The building had
20 apartments and 6 commercial spaces. In 1971, decedent
acquired an adjacent lot for parking. Hereinafter, we shall
refer to the building and parking lot as Valencia. The purchase
prices of the building and the parking lot were $185,108 and
$6,000, respectively. At the time of purchase, the titles to the
building and the parking lot were held in the names of decedent
and Ms. Fratini as joint tenants. On March 18, 1977, Ms. Fratini
executed a quitclaim deed to Valencia in favor of decedent as
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