Not to mention they wrote of over $300k worth of taxes for me utilizing a cost segregation study. 

@Ivan Cortez, of course she is shocked that you mention eviction!

You already mentioned Mid term, which can be a great way to increase cash flow.

I believe Ryan mentioned this above.

I know you mentioned other units are listed comparably but asking price is not the same as rented price.

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

It is pushed over and over and over, especially on social channels and from service providers, and often interchanged with other terms and defined differently constantly, but mentioned again and again. 

As mentioned utilities.  

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.

Some say it increases bookings, while others mention concerns about damage and additional cleaning costs.