I realize this is a complex concern so just looking for general advice here based on the experiences of others.I would manage bookings and client communications aside from maybe an on call service for at night.

Quote from @Stevens Jaquez: I recommend you stop communicating with her.

Just be clear and fair in your communication, and let them know that while rent is increasing, they’re still well below market.

I help maximize and schedule showings, communicate with other agents and tenants, and provide access to promulgated paperwork and full transaction management.

You could also qualify if you spend more time on the property than anyone else involved, regardless of hitting 100 hours.Ex. managing contractors, handling bookings, setting up the property, or dealing with guest communications, you might meet the material participation requirement without needing to track 100 hours.The key is to document everything.

This rental income flows to you as personal income, and the LLC can deduct the rent expense, which can help with tax efficiency.

You seem like a seasoned investor, but many folks hold the properties all in their own name and while you can do an LLC transfer, being able to "wipe" your portfolio and start a new as a smarter investor then when you started is really nice if you can do it in a tax efficient way 

If you've used a sprayer before, it's so much more efficient.

So pricing projects out and creating efficient scopes of work should not be an issue.

But wanted to add that you may want to consider a consultation with an attorney or even your liability insurance company to discuss best ways to handle this up front to avoid mis-steps in communication with the tenants, neighbors, media etc.