I didn’t try to engage on being seriously over charged for the repairs, or the tenant’s refund of their security deposit.

plus I’m hands on and doing repairs myself, or if I hire out no one can string me along and overcharge for the job

Here is a link: https://inewsource.org/2020/08/06/san-diego-overcharged-granny-flat-permits/So be sure to do your homework on laws surrounding what the city should be charging for and what they shouldn't, and how all of it relates to what you're trying to do.

There are a number of things you can do:if you think he is over charging you, or keeping rents proceeds without documentation, give him an immediate termination notice (friend or not!).

Of course, as with any profession, there are bad eggs out there that are either incompetent/lazy/overcharge. 

Most PM's get greedy here and over charge.

What I want is a lawyer to follow my instructions - same with a title company - don't charge me junk fees, lawyers don't over-charge me - do your job - protect me - read my offers - pay attention - make suggestions!

The overcharge for products that almost never work.

Combined with the 2 year statute of limitations on appealing overcharges, it seems JC rent control has far less teeth than it once did.

If you direct hire your property manager at least they won't have financial incentives to churn your units and over charge for maintenance and they will have financial incentives to do return your calls and do it your way.