Also, sofa bed frames are notorious for getting ruined by kids jumping on them.

City of Dallas is notoriously reluctant to do this and slow to do this. 

Also, PMs are notorious for spending far too much of an owners money so OP needs to immediately set limits on what the PM is allowed to approve expense wise - I would set it at 0 (or $50) this way you can approve all expenditures - I understand tenants dont like crawly things, and if this were me I would probably have a discussion with them letting them know spiders are good and protect the home from flies and many other not good insects. 

@Scott Meier: as you are discovering, condotels are notoriously difficult to finance.

Then, I came to my senses and understood, but even after signing them for many years, I've never ever had any other action taken in regards to W-9 Forms other than signing them and my CPA nor any agency ever did any type of accounting for them.For example, since I run a C-Corporation I throw the 1099 Forms in the trash because customer, client or whatever is not obligated to send a 1099 Form to corporations. 1099 Forms are for sole proprietors and the purpose for them is because sole proprietors are notorious for cheating on their taxes.I had an electrician friend who worked for many public school systems and since he was a sole proprietor the school systems sent him 1099 Forms for the amount of money they paid him.

I am looking at one such deal and wanted to get a property management contact to vet my rental numbers and location.A property management cannot give you one bit of good advice because they don't know how to do the math, they don't care because it is your money and they will tell you every property is great for you.Learn to do the math as in the image I sent, look at 100 properties, look for a property where the rents are lower than the market due the fact that the current owner is stupid and too cheap to do small upgrades to increase the rent and this gives you the opportunity to do a little fixing up, bring the rents up to the market price and maybe a little higher and then increase the rents every year and use the numbers in the chart as in the image and seek out the property with the looks and area that appeals to you and the property that earns the most profit.There many buildings that were goldmines, but I never purchased them because the entire area was infested with a notorious gang and I don't not all money is good money.In March, I closed escrow for a 6-unit property I purchased in my son's name.

(And yes, FHA is notorious for being slow and paperwork heavy, as are most government-related things.

Generally the things they must do involves:Occupy without permission (Giving permission stops their claim)Paying of property tax (as long as you are receiving bills and paying them it stops their claim)They must occupy openly and notoriously (If you visit and they are present then that is open and notorious)Their possession must be uninterrupted (Again doing one of the above stops their claim)Reality is that you will almost 100% never experience this as the barrier to making a claim is high for the very reason that you are alluding to.

Chicago Title is notoriously the most difficult, but not by much. 

Ideally within 3 months.Price per sq ft is notoriously unreliable unless the houses are nearly identical in size.