We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Are you aware of city of San Diego rules regarding converting existing legal space to ADUs?  

we have several properties now in McHenry County now, and we are looking desperately for an attorney that covers that area.

Can't do any of the things they promise in the pre approval. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

We don't cover that area, but know that due to lower population density, finding a great PMC is difficult. 

Also, are you doing separate loans, or one loan covering both properties?

Companies are having to set aside a certain percentage to cover the Cap Rate insurance and as an abundance of caution with these interest rates- class B are paused.

He's seen me grow to four units (3 properties) and I'm thinking, there's gotta be a guide or book that would help him just follow step-by-step how to rent out his existing property and buy a new one.

This has to cover your debt payments also.3.