We would also like to know some strategies on lease renewals during non peak months.

Do a search for "non-member ZipForms California" in Google. 

The rules and payment standards vary significantly from one area to another, so familiarizing yourself with the local housing authority's procedures is key.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Payments stay lower, cashflow better and it'll boost your balance sheet not to mention lower risk when things go awry. 

The Japanese market is different in that it is a high yield cash flow market, non speculative investing.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I'd insist that he find a non-related handyman or change PM's.I agree a huge red flag to me is 24 hours of labor.

If you can’t do a 1031 to a non-income tax state, figure out a year when you will have lower income and tax rates ar as low as possible.

The formula you gave is for one month's interest on a NON-amortized loan.