It is natural to low ball a home to see if there is a seller who does not know the value.

The downside is that the nature of project competition means you can get lower quality work and find a disconnect with those you work with since they are looking for more short-term work. 

My question is would the daughter in law be able to take owner ship of the house or anything of that nature so I can get a contract signed?

Eventually however the negatives become positives because rising rates naturally slow the economy, risk will return, and the Fed will start to slow the pace of interest rate hikes. 

You have to communicate with the PM and see if it's justifiable.As for the late rent, I hope your PM has policies and procedures in place to deal with the non-paying tenant quickly, professionally, and efficiently.Do you need a new PM? 

Everyone's free to run their business the way they want but if you are screening tenants properly and have procedures in place to deal with problems, I see no justifiable need for M2M and one-year leases provide more stability and income.

:"No later than 21 calendar days after the tenant has vacated the premises, but not earlier than the time that either the landlord or the tenant provides a notice to terminate the tenancy under Section 1946 or 1946.1, Section 1161 of the Code of Civil Procedure, or not earlier than 60 calendar days prior to the expiration of a fixed-term lease, the landlord shall furnish the tenant, ...a copy of an itemized statement... and shall return any remaining portion of the security to the tenant."

@Adam Sankowski New tax laws affect real estate investors differently, depending on the nature and extent of their real estate ventures.

in the long run. unless you know the procedures and prior experience with the right "Subs" it can make a 4-month job turn to a 9-month horror. and I think if you look into it a bit more you could get a better quote then $300 and have it done in 4 months without lifting a finger.

How do you deal with the threat of natural disasters, take the last hurricane (Michael) for an example how can you recover as an investor from a disaster like this?