They have a mortgage amortization feature that actually works so you can split your monthly PITI payment into interest, equity, and escrow payments and generate accurate P&L statements. 

I do a ton of BRRRRs in my market so I refinance into DSCR loans which are slightly higher interest rate but it is solely based on the performance of the property. 

I want to ensure the reporting is accurate.

I have 3 performing STR's in Central Florida and spend less than 3 hours week managing them.Now if you were to be an underwater welder with zero access to your phone for several hours a day, the solution is simple, you hire a manager!

My plan was to "self-perform" a land contract by filling out a purchase and sales agreement for a land contract that specifies I will take over the mortgage payments, get authorized on their mortgage, and be authorized essentially to fix up the property and eventually sell it on the MLS since the land contract will give me that control/equitable interest.

Sort by revenue and check out the listings of all the top performing properties and see what amenities they are providing.

The highest performing short-term rentals have a design eye, their photographs weren't shot by an amateur's iPhone, and they offer more than one extra that others aren't (hot tub, sauna, views...).Create a differntiated Airbnb, and you'll outperform others ... be that first page or second or third.

But one thing we do is if the project is extensive (which usually means more potential surprises), we'll have our service providers walk the property with us and provide more accurate estimates on their SOW.

Recommend 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.

Keep in mind any premises liability, landlord tenant, contractual dispute with a vendor that performs services in CA will be  resolved in CA if that's where the real estate is owned and operated.