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.

Additionally, does anyone have any idea the burden of proof required to evict a tenant for illicit substances?

There is no harm in pre-leasing.

I still have my doubts on if the market is going in the next 3-4 yrs but it doesn't harm to get more information :)Based on my personal experience, I've seen quite a few young couples moving to Hayward, CA working in the bay area recently.

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.

I understand what you are saying, there is some value in the small details, but as an investor I want the bottom line a quick snap shot of all the things that would perk up my ears,  catch my attention, showing me that he or she did her homework on the rental property, is providing me with quick researched data points I would have to go dig up on my own to  get quick insight on property as an investor, information of substance to an investor is what I want to know how does it compare on NOI against other similar  properties in area, rental rates for area, any new upcoming developments in area that will increase value of properties in area, etc 

Bottom line, at least 20 of his sub to deals ended up in foreclosure seriously harming the sellers who placed their trust and financial lives with the man and he also harmed other investors who were acting responsibly by tainting the profession.

If you do put the hot water in, no harm in listing as one of the advantages of the rental.

I’m strictly looking for strong cash flow, some of these houses are selling for low twenties & are renting high six hundreds, one thing I see is the average home value is exactly what you pay for low twenties but if I’m buying strictly for the cash flow, what’s the harm ?

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.