The only reason I brought up that I coach in a comment was because I disagree with Henry's approach based on significant experience.

There are several options for skip tracing to find phone numbers and email addresses.

Just learning my options at this point. 

Following - I'm also based in The Bay Area 

Home 1 is ideal for a fix-and-flip loan to fund the remaining $90K, which I can help you evaluate options.

Account Closed a PMC has two options to get liability insurance (tenant slip & fall) protection:1) Get added to owner's policy as Additionally Insured (NOT named insured).2) Setup a master commercial policy and add every property they manage to it and then charge those owners the cost of the policy.Otherwise, a PMC CANNOT get liability coverage on a property they have no ownership interest in.So, nothing wrong with their request.

There are a lot of options out there.Some of the most useful items BiggerPockets members have identified are features that save time so they can spend time working on their next property.

What ever the Contractor proposes you should not take as the only option.

This is how much you need to increase your room rate to become profitable based on last year's information.

Time is money in the service world and you should expect a base charge if a PMC has to send a ServiceTech to fix something that truly only take 10 minutes to do.