I was quoted $800 by a property manager years ago to replace a $150 garage door opener.  

If you see a lock box on the door to your rental (when you live downstairs), why wouldn't you call the tenant and question them?

no where near enough information for what you plan to do or where you are even at.

While there are good operators out there, their will be plenty in this environment of rising rates, expanding cap rates, and not executing their business plans, that will loose all their investors money.

Anyone can make money in a rising market.

Have they mentioned what they might do or join in the future? 

It should start improving and as it improves prices are likely to rise faster than the San Diego market.  

This will enable them to manage a PM when they reach that level of doors.

Now you will have four streams of income vs one, and the tax benefits/depreciation, cash flow, appreciation & debt pay down will all exponentially increase your net worth by having four doors vs one! 

On an annualized basis, asking and effective rents are projected to rise at a rate of 3.0% through year end 2026, reaching average rates of $2,569 and $2,462 per unit, respectively.Full Market Report