The numbers I'll provide are just an example of a random heat pump, and the actual performance can vary slightly depending on the manufacturer, design, and the components they are combined with.

Most investing strategy in the Bay is just appreciation.If you're interested in appreciation and cash flow, the Central Valley will be a great bet.

Currently performing DIY Rehab within house hack to get the other unit rent ready while learning the ins and outs to start implementing "who not how" for my next Investment!

We are either too busy or have no desire to perform the functions of the servicer.

AirDNA themselves rank that market as a 24/100 in performance (they give a 100 for invest ability though).

I see no reason that I would expect poway or Mira mesa to out perform the general San Diego market.  

You are right - given the 30 day stay requirement in Sarasota County, long-term rentals might be your best bet.

Personally the most effective bet is too call other local PM companies yourself because only you can truly express your concerns and maybe get better pricing.It should only take 15 mins per call.

You're best bet is to talk to management and see if there is an exception that can be made based on your plan.

It is a longer play, and you need to perform when they send you a deal.