I think some of your exit strategies could be to reposition and add some unique features to your rental to attract more renters and potentially drive a higher price, 1031 exchange and move it to a different area or even market.

If they're unwilling or unable to do so, take that task on yourself.Assuming you can clear the air, let them continue doing what they've done well for you in the past - property management.

I don’t think they are supposed to open doors and show units but they can do most other tasks.

Your profile and post mentions Philadelphia and New Jersey.There are unique tax implications between those who live and work in another states as there is a reciprocal agreement between the two states.

We have REISift as a CRM and use what's referred to as "Siftline boards" to create flows for different teams members (i.e. lead management, acquisitions, transaction coordination, etc.) and automated tasks are set up depending on where the property falls on the Siftline board. 

If your market is showing SF zoned comps for a ADU addition that match or exceed hands off cost of adding a ground up single ADU, your market would be rare if not unique for CA. 

While it can be very lucrative, it comes with its own set of unique challenges. 

Something local, anything unique, and Instagramable walls! 

Also, I can adjust my calendar and pricing, arrange cleaning, teams and task.

You might want to speak to a real estate tax pro about both of your unique situations tax wise, and the possibility of having a multi-member LLC set up for you.