How good is the PM at screening  to get the best tenant and how good are they at retaining tenants long term.

I have done a few flips in smaller communities that decide to flex their muscles with an outlander. 

Unfortunately, a few days later they changed their tune and said that I must retain a lawyer for them to help with anything other than informational searches and title insurance.

I'm keen to refinance and build a 3rd smaller rental suite under the existing house as it's on a hill and there's a small workshop space with some rock retaining wall that needs to be replaced with concrete foundation anyway.

Your agent will want to retain the business and may be able to help and if not just turn it on your agent threatening a complaint that they advised you incorrectly. 

I currently have about 50% equity in my primary home, we are thinking of moving into a quieter area in the next city over, a few years down the road, and want to retain our current primary residence as a rental property. 

Can you retain the leverage on the stock for 30 years?

There was a 3-foot high retaining wall running the full length of the rear of the house and the wall was only about 2 feet from the house walls.

Built 125' x 15' H Retaining wall to expand the yard.

If you are able to retain great tenants, then this business is really fun!