If you're going to install it from under the house, get some line wire and make sure it doesn't fall out down the road....

Sorry you are dealing with that, it sounds awful.My guess is most attorneys are going to charge hourly on something like this unless you are suing the HOA for damages in which case they may take a contingency fee.

Send them a lease and have them get it back to me in a timely manor and send the first full months rent with move in fee. 

And as investors we should know this, but always anticipate higher costs and longer waits.EXAMPLE Breakdown of Costs:Plan Purchase: $1,500Permitting Fees: $2,500-7,500Site Preparation (grading, utilities, foundation): $20,000–$30,000ADUs require separate utility connections for water, electricity, and sewer but you can tap into existing utilities at the primary houseIn Raleigh you CANNOT split lots fee simple, so setting up completely separate utilities would not allow you to section off the ADU as of nowYour ADU must be on a permanent foundation (no wheels, no ability to move the structure)Construction (labor and materials): $100,000–$150,000Low-grade: $150–$180/sq ft averageMid-grade: $180–$220/sq ft averageHigh-end: $220–$250/sq ft averageLandscaping/Finishing Touches: $5,000Total Estimated Cost: $125,000–$200,000You could easily spend $200k+ with super end high finishes, custom designs, complicated sitework, adding a second story or more sqft, etc.

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

Hoping others experienced similar with input to share, lessons learned etc.1) REFRIGERATOR: Brand new refrigerator was installed after tenant  maybe two-three years ago. 

I know they are crazy guest friendly but this seems over the top.Guest didn't deny it....responded with "I payed the cleaning fee, why would I clean up?"

or scammed them on their application fee (like we're going to make a ton of money off those).

@Jacob HripWhen paying with cash, you have fewer closing costs (no lender fees) and fewer holding costs (no interest payments).

A goal of 40 doors is theoretical and likely just matches the income that you want to get to that ranch, but managing 40 doors, especially when they are broken up into 15-20 properties is a bear for you or for property management fees (especially so if they are not all near each other).