That states KNOWLEDGE of wrong doing.

I also suggest you post your listing to "Short Term Rental Listing Advice" on Facebook and let them give you more feedback as well.  

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

That they don't service their loans well, lag on draws, say they can close fast but don't etc etc.

Well said @Melanie Baldridge

We have a few we have come across as well.

If you can get all the bedbug containing furniture out of the place and it will sit for awhile (or let it sit while the other repairs are done) you may be able to avoid some cost, but if you want to get a paying tenant in sooner rather than later you will want to bite the bullet and get it well done.

RTR has treated me so well I haven’t felt the need to try anyone else.

If anyone who is knowledgeable, please chime in so I can relay such information to my friend so they can have proper step to follow.

I have employer sponsored plans that match contributions as well as a solo 401k and I do a backdoor Roth.