For example they say they use a special proprietary mold remediation serum that they spray to eliminate any mold growth, but mold armor from the hardware store/ bleach is the same stuff basically.

The number of issues is so large I can't concisely describe them all now, but to summarize, Latchel is exceedingly slow to respond to all maintenance requests, including emergencies, and basically fails to communicate any information regarding the status of repairs.

James and his people who manage the program are nice and give basic sales and negotiation advice but not much that moves the needle in any situation.

For example, California has a TDS and SPQ, basically tells the buyer exactly what is going on with the house, and the seller needs to disclose or the buyer can come after them for damages.. 

Basically I think what you are asking here would be easily provided by a better software solution chose by the PM, and I would question now other business decisions made by the PM.If you are looking for more than just what you indicated here I would eitherr direct you to self manage or hire a limited service PM. 

I know quick books will work but I was curious if there is something out there that already has all the detailed costs input where I would only need to add the basics about the property.

This is the best answer, and is the basic spirit of what business people have to consider for all of their subcontracting decisions.

So basically I'm at risk of the tenant damaging my property and not having a way of going after her because she is not signed to the lease. 

I am basically just combining BRRR into DSCR loans now at this point.

Basically, California considers you “doing business” here if you’re managing the property from CA, so they’ll want you to pay that $800 annual franchise tax—even if your property is out of state.