If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

Wherever you invest, I recommend hiring a property manager who is highly knowledgeable about Section 8 and its frequently changing guidelines.Putting down at least 20% ensures the best rates and avoids any PMI payments.Good luck!

If you can't add any more units "By Right" and you are Not within any of the ADU Pilot areas, then the only current option would be to hire a Zoning Attorney and try to obtain a "Zoning Map Amendment" where you would legally change the zoning designation for your specific lot in order to permit you to add another unit.

Hire land use attorney to confirm what home type I can build 4.

@Sam Kay, regarding the first floor leak, I would hire a plumber to pressure test the property.  

Hiring a cleaner wasn't worth the cost it takes to run the business. 

Are you hiring a manager, if so what do they charge?

It might also behoove you to hire the firm to help you navigate what you need and maximize every tax benefit out there. 

Just hire an experienced eviction attorney to get rid of them as efficiently as possible.

Companies don’t just pull prices out of thin air—everything is strategically calculated.