Be aware of who you interview as your accountant.

Self-managing can be a great way to stay directly involved, but it’s also important to consider the demands it can place on your time, resources, and expertise.I'm certain, you have experienced some real frustrations with that PM company, but a strong property management company that can align with your overall needs, can sometimes be a priceless investment when it comes to staying compliant. 

What did your management contract state about screening prospective tenants and your involvement? 

Having a good game plan as an investor is key, making wise purchases, accurate budgets, holding subs accountable and to also know, yes, this may be the  current ARV at purchase, but how is this market trending and what’s our timeline.

Always keep personal and business accounts separate, document all transactions, and consult a CPA or attorney to ensure compliance and maintain liability protection.This post does not create a CPA-Client relationship.

I grew up in the industry and still have a hard time with holding contractors accountable.

They also memorialized my account when I protested them not memorializing my mother's or my uncle's who have both passed away. 

If you grabbed equity from the orange county property via a HELOC and your current mortgage, what would be your blended interest rate taking into account both mortgages? 

It's important to consult an attorney and an accountant eventually, but your first step should be to discuss your plans with your lender.

Depending on the ARV, I think you are better of using your own cash or getting a partner involved to finish the rehab and then cash out refinance with a conventional or DSCR loan.