"Justice for Renters Act" It will be on the upcoming November ballot and just reinforces my belief that I don't want to be a CA landlord. 

We do 20-25% for short term rentals so you're on the right track with your thinking.

I work directly with other private lenders who have been doing this far longer than Pace's program who have established a great track record of ongoing incoming deals and have legal systems in place.

Question for any Commercial Property Managers:What software works best for allowing tenants to pay rent online and keep track of invoices and maintenance request?

In the lease, the broker listed themselves as broker for both myself and the tenant (dual agency).

I'm with you and that's why we developed the segregated dual signatory accounts for our clients. 

Your willingness to move to the right market that works for your income seems on track.

You can track them for awhile until you get a sense of what's going on. 

Here's a balanced approach you might consider:Given your tenant's excellent track record and the longevity of her tenancy, it might be beneficial to handle this situation with an eye toward maintaining that good relationship.

If you follow the Kem Gardener Institute out of the U, you can track growth trends.3.