Because I live in the stupid litigious state of California and I don't want my house locked in probate if something should happen to myself and my wife.

The PM should have had a key to the unit, but again, that might not be the PM's fault if the tenant changed the locks against the provisions of the lease.How is it that you consider the tenant to be "judgement proof"?

You can also just do a cash out refinance and prior to locking the rate use some equity to buy the rate down to where the loan cash flows the best.

I pay an annual broker fee, small transaction fee (for E&O insurance etc), MLS fees for access and key lock systems, Realtor fees (which are higher than you think with both national and local), my own sign riders and sone marketing.

They provide a guarantee and come back out if I catch something in traps that are in locked spaces to find out how they got in and fix the problem.  

You should also invest in a professional real estate photographer and a lock box) You may just decide to go with an agent that can provide professional level photos and an amazing marketing package (including listing exposure in real estate magazines, etc) If you do go with an agent- make sure to ask for their marketing plan for the property as well as a record of their past sales, etc.

With rising interest rates and the widening wealth gap, first-time homebuyers are by locked out of the housing market, it seems long-term rental demand is solid but of course it would be important to get quality tenants in the better parts of town.

Chris,I have 2 brownstones and found the easiest and cheapest solution as follows:Smart lock (I recommend Schlage) with each tenant receiving app access and code.

In addition, there was a section for private money lending, which is now locked away, unless you send your "deals" through the admin staff for them to review before sending it out to the other "flipsisters" private money lenders. 

Having been a rental property triggers Form 4797 and related calculations.