I feel for my East Coast friends these past few weeks..and coming in hot this week to California is a Heat Dome.

It's a luxury, not a necessity like heat, at least here.

Pool Heat, Early check in/late check out, Pet Fees, etc etc are all ala cart and available for a fee. 

Any tips you have when dealing with a tenant who consistently breaks lease, lies about property damage / repairs needed, does things like keep the heat off in the winter when shes closed for the one day a week.

If they are sanding drywall , they have to turn off the AC or heat depending on the time of the year , so the dust doesnt get sucked into the HVAC and blown thru the house . 

I am thinking of using window ptac units for both heating and cooling. 

I generally have my places rented within a week.As for repairs, I have warranties on my heating and AC units. 

That could make a difference because if you're in a heating climate with a gas furnace that could be cheaper to heat with than an electric mini-split as they become less efficient at very low temps. 5.

If it has no central air/heat I assume you’d probably get an extra $1,000 or $2,000 in value?

Cash flow is negative, but virtually all MLS purchases in non-desert heat southern CA are cash flow negative and this has less negative cash flow than virtually all non-desert heat MLS southern CA properties.