To answer your question about raising rents it depends if it is subject to LA Rent Control or not. 

Then I realized that the rent was about $700 below market rent and my expenses were getting out of control (taxes, insurance, mortgage, repairs) so for the past 8 years I was slowly increasing the rent every year.  

Also if they default on the wrap its easier to unwind and gives you more control.. either way though your on the hook for the 100k.. and if they dont pay you still have to pay on the 100k while you foreclose on your wrap note..

Termination of a month-to-month tenancy is typically controlled by state statute.

Use this turnover as an opportunity to research and find a manager that can stabilize the property and take control of the situation so you can focus on other aspects of life.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

I feel like it’ll help clients feel more in control of the process, especially when they have busy schedules.Right now, I’m actively looking for ways to connect with new buyers and sellers without going overboard on spending.

I sell FSBO to control the transaction and who walks through, not to 'save money '. 

Values drop, sometimes drastically, rents go down as quality of tenant declines; cost of operstimg properties increase, and governmental interference, especially in the form of rent control, can slash values and profitability severely. 

I would think very carefully about ceding control over the investment given you are all inexperienced.

Remember you don't have to own a property to control it.