We asked for a refund, as they had offered "Guaranteed Satisfaction and Refunds" if asked for it on the first day.  

.- Legal and Regulatory Knowledge: Property management companies stay updated on local landlord-tenant laws and regulations, ensuring that all aspects of property management, including tenant screening, are conducted in compliance with legal requirements.In conclusion, tenant screening is a cornerstone of successful property management, contributing to tenant satisfaction, property upkeep, and financial stability for property owners.

I will also remember to be patient - it's ok to invest the minimum and wait a year or two before getting into a deal with the same operator.  

@Leo R AriasI am assuming he is a licensed contractor and you have a contract that has a schedule in it.First you can file a complaint with the licensing board then terminate him for cause - but it will cost you 3x the $ probably to fix everythingYou have been too patient with this.

Make friends in the field, be patient, keep going even when it's hard, and be ready to change when needed.

At a minimum you can have the satisfaction of knowing that the collection action will sit on their credit report for many years to come and may prevent them from harming another landlord.

I’m thinking of selling while prices are still high , and paying cash for a multifamily or 2 separate properties to get a better ROE than I have now, however .. if I’m patient rates will come down in a couple years , not to 3% , but perhaps that’s my better strategy , then I don’t have to sell and pay capital gains, I can rent this place out & buy another with a refi at 5-6% is my guess - thanks !

Get pre-approved for a mortgage, conduct a thorough inspection, and be patient in the competitive LA market.Good luck!

Yes maybe initially others may start out thinking your are "just a woman" but be patient with them  and show them how your handle yourself with integrity and industry. 

I guess that it's true that good things come to those who wait, or at least are patient.