That said, $8k is a big nut so I'm really not quite sure if I will go with a private consultant on an hourly basis or go with them or some other form of coaching.  

Because I agree I want to keep annual costs down.If a WY LLC buys a property all cash there is no public record with your name on it, the manager/member remain private. 

From my perspective on the private lending side (bridge loans, 30-year DSCR, etc.)

Listing photos were terrible, tenant vetting was lackadaisical, checks were sent to wrong addresses, tennants weren't properly vetted, charges for "mulch" and landscaping were charged but never physically carried out.

I recently completed a major renovation on my property financed through a Fannie Mae HomeStyle Renovation loan, and I'm now looking into options for removing Private Mortgage Insurance (PMI).

2) How are your listing photos and marketing description?

Go in and secure the place and take photos of everything so you have documentation of the move out condition (though those are only good if you have move in photos).you can sue for the balance of the rent if you can't get it rented for Jan, but honestly it is a waste of money as you will never see it and pay more to your lawyer.

Sebastian in Claremont CA These are photos of the condo: https://www.zillow.com/homes/991-W-Sierra-Madre-Ave-.num.2-A...And And these above are the new home (ADU) rented for $1,875 p.m  Just trying to motivate you… that’s all. 

You can send me a private message for more info

Quote from @Roger Garner:Multiple estimates and get some photos of their work too.