My biggest road block right now is finding a PM company.

I'm brand new to Bigger Pockets and just recently moved to Los Angeles County.

Who's name is the lease in, tenant or insurance company?

The company yes, the loan officer no. 

Quote from @Aaron Wolman: I would call the companies (gas/water/electric) to get estimates, or an estimator out there.

It might be wise to remove the listing, and relist as a brand new place now that you have a solid cleaner.Some of the comments show that the paint has issues etc.

I own Granite and Pine Properties - a Direct to Seller Marketing company that focuses on giving sellers 3 selling options. https://graniteandpinere.com/My advertising is word of mouth, social media, SEO, mailers and cold callers.

Many claim they do not charge a markup, but then aren't transparent with invoices, etc. 1) If a PMC charges $x hourly, their markup is built into that hourly rate as they are NOT paying their workers that hourly rate.2) Many PMC's send you ONLY their invoice, or from their wholly owned maintenance company, not the underlying invoices from Home Depot and contractors.

The most reliable method to locate liens and their positions is to conduct a title search through a title company.

We hired an appraisal company to do an appraisal knowing we were under the gun because now the seller is threatening to sue me and keep my earnest money.