So I'm just fishing around for ideas on what others do.

I have a dog and 2 cats and pretty much have always had dogs and cats so I like animals (we also have a plethora of additional animals: snakes, lizards, fish, frog, tortoise, millipedes, etc. : we are almost a zoo).The tenant that I made give up their "Emotional Support Animal" violated the lease as soon as they had a dog stay at the unit without notifying us. 

There is not much left in the unit but there is some things like a fish tank, mattress, and loads of garbage.

Be especially careful charging a tenant for the entire cost of carpet when the carpets are like 10 years oldPicture or pin holes in walls, as long as not excessivePainting the exterior of the homePressure washing unless there are oil stains from their autoRoutine maintenanceThere are many more circumstances that could and will come into play, but lets all work together to come to a resolution.

Like anything else, a company built to do one thing is going to be more efficient than an individual trying to do it once or twice; a professional mechanic is going to fix eight cars in the time it take a first-time car owner to replace a tail light and change the oil.

They are both cash flowing nicely and have excited us to push forward to a new level.I am a Texas A&M graduate managing a welding shop for the oil and gas industry. 

Sounds like you are fishing in all the right places. 

My wife is on the board of one of the HOAs, but both HOAs are using the same property management company to handle the accounting and day to day property management issues.The question for this post is, can some recommend a property management company that will handle a small number of units - either 14 or 7, and work with an HOA and is in Oakland.Here's the background -- the current property management company apparently only manages much larger complexes -- 100 units and up -- and so is not doing a good job with this small fish of a property.

That's impossible since there's no fuel tank for the oil furnace.

You need to account for: Lawn care ($25-ish x 20-ish mows per season)Snow removal ($25-ish per plow x 20-ish plows per season)Water/Sewer: ~$240 per quarterHeating oil: Stated oil consumption in the listing is 730 gals annually - I'd confirm this with the fuel vendor if you can.