Zest is one of the handful of PM's we refer to on we complete the renovation and have the property City Certified.Feedback is generally positive.

And we always refer folks to our network of licensed and certified vendors for work they need.  

@Jay LindgrenRecommend 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.

There is no hard grading system on investment properties so “Class D” would be a subjective term but ideally it would refer to the “state/condition” of the property, “quality/affordability” of the tenant base and the “rent/income” it could provide.  

What you are referring to is what we call a diversification exchange, where you sell a single property to purchase multiple smaller properties.

These are sometimes referred to as in-law units or granny flats and they are not new to the commonwealth but a favorable ADU policy has the potential to add over 10,000 units and offer homeowners a potential source of income.As a lifelong house hacker, my wife and I immediately recognized the potential of this 2-story garage in the back of the property.

Therefore the property types that are the most favorable to generate bonus depreciation will be those with a high degree of what the tax code refers to as "land improvements". 

If you’re looking for funding, I can refer you to some of my partners who might be a great fit.

This is what @Jon A. is likely referring to.

You can always ask for references.