Also, if your state allows it, add a clause in the lease and attach a fee to protect you if they leave without notice. 

I've considered switching my profile back to just "investor" for various reasons, so I guess I'm not your typical agent on here aggressively looking to pick up new investor clients (although I'm happy to help of course).

How can I best protect the seller as well as myself?

It could provide the belief that an unpermitted unit built next month will get protected.  

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

Rick, Your property is your business, and every decision should protect that investment.

Are your investments registered with either the SEC or with the California Department of Financial Protection & Innovation?

Our 4th Amendment Rights as landowners protect us against regulatory takings and that is why lots that were created prior to zoning or zoning changes are typically grandfathered.  

I've done this with my properties because I'm well known in my small town and don't want people to know what I own.LEGAL PROTECTION: By placing your assets in an LLC, you are legally separating them from your personal assets.

They care about making money and protecting their asset.