Looking at this mathematically, if you assume a 50% non-renewal rate (industry standard) and use the low end of the range of $5,000 per non-renewal, there is a loss of $50,000 per year on a 20 unit property.

This figure includes allowances for heat, electric and any other utility that the tenat is required to pay and this is deducted from the FMR. 

Same goes for number of LLCs and what to fund them with, since bear in mind that CA tends to be more cumbersome and expensive to have LLCs than other states.California is generally more cumbersome than other states when it comes to taxes and filings.

It even gave suggestions on what I could improve based on what my competition is offering.Link to the operator in action is here https://drive.google.com/file/d/1C1uTqgWGfs3AMsUdDWd0FOTbVFM...Quick tip: don’t pay the $200 for this just yet.

Be sure to utilize tools of the trade for the best information.

The information contained in this post is not to be relied upon.

Any other ideas for how to solve this problem?

Here’s a BP blog for more info on this - 9 Vital Questions to Ask When Vetting Your Real Estate Investing TeamTenant SegmentNo property ever paid rent.

Also, I'd add that any second position debt, preferred equity, or their brother's, sister's or cousins in any shape or form are at #2 on this list, in really any asset class. 

You can easily do this on a spreadsheet and it will take less time to track than find and learn a new software.