I don't know if this is a newbie but if so, they are ahead of the curve in regard to most mid-level investors.

See theolivejar(dot)co for her website.She is an LA-based STR designer who has helped a lot of clients get to the level they need to.

The loan is with you, not with your tenant, so none of that means anything to them - in fact because you live in one unit and it's under 4, if you were self-managing you don't even have to abide by fair housing laws (at least on the federal level). 

And do you have a certain price range in mind and I assume you're good with up to a moderate level of rehab?

Charming, smaller coastal towns with a slower pace of life, natural amenities, seclusion and semi-self sustainability are high on the wish list of many high level clients and investors. 

Price to rent ratios have skyrocketed everywhere and it's pretty unlikely rent will ever get to a point where it evens back out because at those levels it's just as cheap/cheaper to buy (not to mention most renters can't afford anything like that). 

I understand that it's unrealistic to expect anyone to treat your property with the same level of care you would, but the company we hired has been a NIGHTMARE. 

If your rental rate is below the market anyway, a Tenant might consider this to be win as they would get the lower rate in the beginning and just rise to the level they were looking at everywhere else.Step clauses can be written right into the lease, or created by using 3 month lease terms with an auto-renewal at the step up rental rate price. 

So, they can markup what they paid out and keep the difference.Most PMC industry software has these two options built in.So, it's just a matter of understanding how your PMC is marking up maintenance and not expecting it to be for free.Regarding the specific charges you mentioned - there has to be some level of trust with your PMC. 

At a high level, the system ingests raw documents from the recorder's offices, building permits, zoning permits, market data, and other auxiliary datasets.