I am finishing up a flip in Laguns Hill and Mission Viejo now.Good Investing...

Worried about keeping things separate now that I’m thinking along these lines a month after owning / after rehabbing the property but better late than never, I hope. 

We write our leases to expire late spring or early summer.We had an Escondido tenant break lease moving out Dec 31 (terrible time).  

They’re a large PM company, operating in about half of the U.S. states, but lately, the local turnover has become a real problem.

I'm new here to BP so I'm late to the post here.

In my own experience, when a tenant needs 2 jobs (not 2 people have 1 job each) just to make rent standards will ensure frequent repeated late rent payments.Consistent long paying jobs and income history is more indicative of stable rent collections.Keep looking.  

I’m also curious as we aren’t seeing many buy and hold investors lately.

If they haven't they are lucky and not necessarily skilled.One advice I have been giving lately is don't invest with amateurs.   

I keep in reasonable regular contact with guests before their stay but I will not provide access or location information earlier than an hour or two before their stay, as I have had people show up before guests have left and before cleaners have finished.

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.