I think my PM does a good job of management but there marketing is weak.

@Clayton Danly Very interesting, I'd like to know more about lending and how it works, that is my weak point - building/managing credit and leveraging.

You're asking someone to put up the riskiest part of the funding for what appears to be a very weak deal. 

Many of these neighborhoods have flooded multiple times and, in talking to our insurance company and some of the prospective buyers for our home, FEMA can substantially raise premiums (think 15k year) and substantially drop coverage (eg 10k coverage) for some of these areas that chronically flood.

I'm not an accountant or an attorney so don't take this as legal or tax advice but I know off the top of my head that California has weak LLC laws and Nevada has strong ones on the asset protection side.

To really fix it, you'd probably have to add/replace a decoupling membrane under the floor tile, or fix a weak subfloor.

The downside - when the batteries get weak the "Schlage" button light is supposed to turn from green to red so you know the battery is dying.

Thank you for sharing your strengths and weaknesses - very honest review of your first investment property.

When you try to get above market rent you limit your applicant pool to weak applicants. 

You have to evaluate where your weaknesses are and determine a way to change processes and strengthen that area or hire someone that can handle it for you.