For an assumption, the Servicer handles processing and execution.

We all know the loans end up at the banks or investors and their servicers.. ???

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.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?

As someone else mentioned, what I've seen a lot of in the past six months is deals that don't have the rental income to service the debt and borrowers with marginal credit.

Many companies charge lower initial fees which makes it easier to attract new owners but then charge inspection fees, after hours fees, fees for additional services etc.

If you are worried about being sued, there is an argument for opting to just get umbrella insurance.For your specific situation you could consider speaking with a RE attorney or there are services that can help you set all of this up.

I'm based in California and am struggling to find a property management service.

If you are still working there, you can ask the plan administrator if you qualify for an in-service transfer.  

Of course he's affiliated with an "LLC creation company" which he directs his followers toward to be charged way too much for services they don't need. 

Also, it helps you to develop your local team and network of contractors, service providers and others who you can get to know and trust.