Right now is probably prime growing season when it starts to cool off a bit, but water, fertilizer and weed killer, and weekly mowing is key.Some PMs are great some not great, some are horrible. 

COC return is a horrible metric.

I know a pool is a horrible Investment and we will never make any money back from it.

Their maintenance is horrible and expensive and when you call them on things, they blame it on "contractors.      

It was ok for a newbie like me at the time however it was horrible.  

@Todd Pultz - I did look up that Western Apt property on google, horrible story....

My 8 unit has come with a larger learning curve because it was horribly mismanaged and a total value add.

Their leads are Absoloutely horrible I received 90% of the letters back from mailers the script is horrible and after they get your money , their excellent mentors or cpaches disapper they are the biggest scammers out there.

Unfortunately Calif is a horrible place to be a landlord. 

They don't enforce late rents, they don't forward me new leases, they have horrible workmanship for the money, they are not responsive.