To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

(Not a lawyer so this is not legal advice) You've listed all the reasons why people fire property managers, it sounds like they've just done a poor job of meeting your expectations. 

I will be attending a real estate meet up tomorrow night in Seattle but would appreciate any advice before the meet up. 

@Patricia Andriolo-BullStessa is an excellent platform for tracking income and expenses for investors; it is user-friendly.

I ended up having to pay for their tax preparer’s time to meet with me and make corrections.

If you aren't an excel expert I wouldn't bother trying to make your own or scour the internet for an analyzer tool that may or may not meet your needs. 

The home values are still lower than pre-pandemic and far fewer multiple offers.Vegas was the big topic among my local meet up circle.

Please advise.ThanksMelAllstate: They offer a range of property insurance options.Farmers Insurance: Known for providing various insurance policies, including for rental properties.Liberty Mutual: Has a presence in California and may be able to meet your needs.Nationwide: Offers property insurance and may have suitable policies.Good luck in finding the right coverage! 

Find a deal that meets that criteria and talk to local hard money lenders. 

Let me know if you'd like to set up a meeting since we are local.