@Elizabeth KingYour accountant is wrong.

Root intrusion is rare with plastic pipe because that means a crack that's going to admit soil as well and eventually bust completely, so if you have roots in PVC you might as well plan to excavate.

I think he was wrong.

I think you are looking at the wrong places, insulating the floor wouldn't change much. 

I guess I may be looking for it in the wrong place or just don't know what to look for, lol, need to continue educating myself.

I could be wrong due to glancing and it is only noted here as some investors may evaluate deals with that as a factor.

I could be wrong but I thought I saw that Sacramento requires primary residence for the owner for STR.Do you live in Sacramento or nearby ?

2)  Is every syndication wrong?

What am I missing or doing wrong? 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.