Yes, the bi-yearly nit picky inspections can drive me crazy, (torn screen , etc) but in the long run it’s worth it.

Is saving the fee a PM charges worth the potential thousands in cost and headaches?

@Marc ShinAbsolutely.Board games are not that expensive and are worth adding.I see cable TV channels as a must along with smart TVs.

Survive for a decade and watch your net worth grow tremendously.

Seems like they be worth nearly zero in 10-15 years. 

That's not a show stopper since you'll never go broke paying tax on profit.But the ability to use all of that big tax bill to benefit yourself throughout the rest of your life and then pass it along to your heirs tax free is seriously worth considering. 

Definitely worth checking out.

Role-playing.     . you paid $300k 10 years ago, it’s worth $660k, (so when you sell you net $600k to make math easy.)and your cpa determined that you owned zero land, so it’s all depreciatable. you owe 15% on the $300k gain plus 25% tax on $109k depreciation recapture, so you owe $70k in federal taxes, then California reaches out for another $30k?  

I can buy landlord insurance without coverage on roof (wind/named storm peril) but is it worth the premium?

I just don't want to do that until the deed is recorded.