Assuming you don't have a mortgage that requires a certain level of insurance, you can get a stop-loss policy covering all the properties. 

@Chris Kay it depends what level of renovation you are doing!

They're the ones working with those agencies on a regular basis and have the best referrals.As far as recovering the debt, try leveling with the tenant as much as possible so they grasp the seriousness of being sent to collections.

Be aware of California taxes that will hit you in their other funds based on your income level.

Job included inside work of leveling floors, installing flooring, paint walls, kitchen cabinets, etc in both units, as well as lay a new driveway, fence the back yard, provide attic fans, and install electric to the crawlspace to add lights and a sump pump.

Your real estate agent will help determine what level of staging will make the most impact on your house and market.They can help you decide if professional staging is worth the investment, or if you can knock it out with their advice alone.

You should not get a PM until you have scaled to a level that requires it.

THEY ARE STEALING FROM YOU (remember your remark about him not even getting a fast food/entry level job? 

Keep in mind that while there is an exemption to the Fair Housing Act.....most states that have a state level Fair housing law do not typically provide the same exemptions as the national law.

Actually, during COVID (January 2021), mortgage interest rates dropped to historically low levels, reaching 2.65%.Wondering how long will I have to wait for rates to dip below 3% again?