@Rafael Valdor some advice when screening PMCs-----------------------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

If that's not an option, hire an attorney and evict her. 

These options could provide flexibility with your upfront costs and monthly payments.Expand Your Search Radius or Property Type:If you’re set on a single-family home, you might find more affordable options by expanding your search to nearby areas in San Diego County or by considering properties that need a little TLC.Partnerships:Partnering with another investor or family member might be a way to pool resources for a purchase.

. - Any interest in getting on a conference call and discussing our options, given that we are in the same boat? 

Exploring alternative options, I inquired about a property that was listed for rent.

If the renter has no way to take care of the pets and you do not want to keep them due to their cuteness and friendliness, then an option might have to be a no kill shelter.https://www.nokillnetwork.org/

This might give a one-time (non-scalable) boost to cash flow, offer multiple value-add options, and allow the house-hacker peace of mind, via the assumed mortgage, in long-term breakeven or positive cash flow in the event that the value-add plans end up not being executed, and/or the person has to move out, and rent by the room or STR become unavailable for some reason at a future date.

That should never happen.We also discussed the option of selling your property or even transferring management. 

Instead, roll the funds into an IRA or Self-Directed IRA (SDIRA) to keep them tax-deferred and open up flexible investment options, including real estate.

The second part of the Tardus strategy is to pay off/down the HELOC by using both the income earned on the investment AND wage/salary income or income from an outside of the subject investment source.