On another note, I don't like the idea of paying all-cash. 

Any such study is tainted by the fact that Zillow lost an enormous amount of money on their own home buying initiative.

Regarding your question about who pays the buyer agent in the first time home buyer market, I see no reason that it will change from the seller paying as it has always been.

I inherited a property management company but just wondering what others are paying for similar services. 

Turns out, the right marketing found renters who appreciated the quality and were willing to pay a premium.

When I have last minute cancellations, I still pay them.

I think you exactly know what they want haha..Sell and move on or pay the shark the blood

The spread between what they're paying and what the market rate indicates is not that much.

There are many reasons that adding a single ADU in southern CA is a less than ideal RE investment (i will post a list at the end) but the negative initial equity is a primary reason as the initial negative equity position consumes the initial cash flow and can take many years to recover.As for converting your home to a rental….

One of them accidentally paid for January rent because of auto pay and is now requesting it back.