When I worked in Public Accounting, the firms charged way more than I think they are worth for a small portfolio.

Rates are set based on the amount of non-retirement assets you have with Schwab.

That said, I've seen many of these carriers are pulling away from habitation exposures (non-renewing a good portion of that business).  

My tenants lease is due to end 2/2/2025, is it 30 day notice or 60 day notice of non renewal in CA?

Organizational Delays: Section 8 offices are often overworked and understaffed, leading to slow processing times for new tenants, delayed rent increase approvals, and poor responsiveness.Benefits of Section 8:1.Long-Term Tenants: When you get a good tenant, they usually stay for a long time because of the tedious process required to qualify for Section 8 housing.2.Consistent Income: If Section 8 covers most or all of the rent, you typically receive reliable monthly payments, reducing the risk of non-payment (as long as there isn’t a large tenant portion).3.Lower Barrier to Entry: Because properties in these areas are often more affordable, it’s a good way for new investors to break into real estate without needing a large amount of capital.Overall, I’ve seen the good and the bad of this strategy.

You're likely looking at a 25% down loan for a non-owner occupied. 

Instead, shut off the water to the toilet and place a sign on the door "Art exhibit: Non-functioning bathroom."

So, using the PA court systems public website has been more accurate than any service for these local applicants.

Looking ahead, once you secure a tenant, perhaps this is something that should be explored to make the next lease up easier.Also, @Caria Mitchell raised an interesting point in saying: We are experiencing a shortage of qualified applicants, I’ve noticed non-conventional applicants vs qualified applicants that don’t have a voucher or some form of subsidy. 

Your thought to move that portfolio out of state (and maybe a retirement move to a non-taxed state) would be very timely right now.