- Establish consistent routines

When looking for a PM, consider these criteria:1) the experience and credentials of the broker who supervises the company as well as the lead property manager2) the services they offer and how they line up with your needs and expectations3) the use of technology to make their job and yours easier 4) if they have a landlord-tenant attorney on retainer to help guide them on legal issues (not to mention the creation of lease agreement, landlord forms and notices, etc.)5) their process and policy for a) listing, b) application, c) tenant selection, d) routine inspections, e) maintenance services, f) property and tenancy update reports to you, g) lease enforcement policy, and f) move-out process.6) property owner reviews (caution: you can't always rely on Google reviews, because they may not reflect actual quality of the company, but still) 7) beneficial programs for both owner and tenant 8) a property management agreement that would indicate they know what they're doing and have the experience to know what matters in a PMA.

If you're uncomfortable giving access to the unit for showings (after prescreening) use a Realtor for tenant placement.

You can only do so much reading, and the podcasts and videos really helped switch up my study routine.

Which was a relief because I was uncomfortable not knowing the legalities and not being able to see any clear definition in my research.

I explained that this type of routine maintenance issue is not damage and is not our responsibility, but I can see that I will need help ensuring that she as the landlord is instead held responsible.

"Never buy weird if you can help it" is advice I routinely give, and it goes without saying to try and avoid creating a weird place that sticks out from what conforms to the neighborhood.  

Any other possible use seems to make you uncomfortable.

Futons are just too uncomfortable.

Conduct routine inspections, including requesting the tenant to send you self-inspection photos (this needs to be a tenant obligation in the lease agreement though to be able to enforce that obligation). 2.