I'll be 100% honest.

Use Josh Rimmel for landscaping (professional, honest and reliable).

Quote from @John Perkins: Investment Info:Single-family residence fix & flip investment in Success.

It's sometimes a little tougher to get one on an investment property vs. a primary residence but If you can get it I would strongly recommend looking into it. 

I would have thought San Francisco is oversaturated with STRs, but that's what several people are doing, buying primary residence and house-hacking a separate unit on AirBnb.

It's a quirk that very few areas of the country have.Both the city and county have their own areas that have Section 8 residents, but the Housing Authorities that handle the programs are different. 

I'm looking to use it as an investment, not a primary residence.

Most work like this: Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

Try a resident turnover, if it doesn’t go so well then you can go back to the PM.

I do not know honestly.