This issue, while easy to solve, only came up at the end of the process.

The 10% vacancy and repairs, along with 5% capex in my opinion are pretty high. 

The problem with that is that now you're no longer tracking what you've paid to actual vendors, so you lose the ability to issue 1099's and know what you've paid who at the end of the year.  

Is this expected since interest rates are high and listing prices are subsequently dropping? 

It should be pretty accurate - high level data sites are not always going to be perfect, but should always be directionally correct and AirDNA has a pretty strong track record. 

If your agreement with them is coming to an end, let them know that you will take over management of the property (or if you have another PM who that will be). 

Were revenues as high as you expected them to be?

Some of the national data sites have pricing suggestions that run both high and low.

I will provide some thoughts on the San Diego purchase- virtually all high LTV mls purchases since rates started to hike have negative cash flow at purchase- historically great appreciation- historically great rent growth but recently flattening- prop 13 is great benefit for long holds- laws keep getting less LL friendly.

And the fraud doesn't end there.