I flew there and walked the house, looked pretty turnkey rental grade): $1029 GFCI outlets, downspouts and guards, drywall, paint, bathroom vent$4615 (new AC unit since unit was stolen before tenant moved in, didn't file insurance claim because didn't want my premium to go up) $600 (water line, gas line, P trap)$60 lawn mowing$112  thermostat repairMy opinion is that Class C is better for local investors who are on site and know how to do repairs and self manage.

This is also accounting for my increase in insurance costs due to adding insurance to the ADU. 

How much is insurance of these properties?

Insurance companies are taking a close look at building materials, quality, and updates. 

This should include potential rental income, expenses (including property taxes, insurance, maintenance, and potential vacancy), and your expected return on investment. 

Your insurer could recommend one or you can check Google (and, of course, the reviews).

You have to adjust your expectations to match current reality, which includes higher mortgage rates, higher prices, more expensive taxes and insurance, more competition, etc.

@Kenneth Jenkins you forgot to mention owners that expect a PMC to use contractors off Craigslist that are unlicensed, NOT insured and rarely have acceptable experience/skill - but, they quote the "best" price.These same owners will sue a PMC if using these types of contractors results in a tenant lawsuit.

I am very aware on investments in SMP500 ETFS, thats where all of my money goes into, I also trade via prop firms where I do not leverage much of my own money with no debt.

Can you suggest an insurance company and contacts for our rental houses?