A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

I live in California and I own three rentals free and clear.

One was leased for $5800/m to a credit tenant and the other was a corner space that had a 3 year old HVAC system and ventilation system in the kitchen area already installed. 

Every day is an amazing experience  helping investors and clients find the right property. .

Purchase price: $720,000 Cash invested: $60,000 Househack/BRRRRR.Taking advantage of low 5% down Owner occupied conventional loan, then fixing up the units 1 or 2 at a time, raising the rents, and then refinancing to lower the monthly payment and increase cashflow. 1 full gut unit and others were more cosmetic turnovers.

We did this with our property and had no issues with our bank.

Then I got a PM from a very well known and respected member telling me how to get it done.

And should I state this as a reason as to why his rent is being raised.  

While it might be good to focus on newer 3/2/2 homes, if you catch a deal that is 2/1 and in the city next door to your target, it is always something to consider.

You have to understand the market, neighborhoods, numbers, and realize the risks involved buying houses "sight-unseen".