You are correct there certainly are ways for things to be done badly or illegally, but these are BAD MESSY situations before a sub-to deal would even be considered.

Since your properties have significant equity and low interest rates, you could consider refinancing just enough to maintain strong cash flow.House Hacking:Consider purchasing a duplex, triplex, or fourplex in San Diego.

You are correct re the POA. 

Specifically, the cost to have it corrected is now a known material fact. 

Banks, particularly smaller banks who provide real estate loans are increasingly focused on their borrowers maintaining depository relationships.

Unless you negotiate a new contract or addendum with your PMC, they do NOT have to abide by any requests/demands you make that contradict what's written in the management contract.If they have in fact NOT followed the terms of their contract, then you'll want to send them something in writing pointing out the specific language in their contract that they violated and ask what they plan to do about it.If they fail to correct or address the issues, then you'll want to start looking for a new PMC.

Correct on hard money.

Over the past 10-11 months, I’ve been able to maintain a steady "profit" margin averaging between 17-36%.

Start early, raise that equity well in advance, and make sure all those forms and verifications are filled out correctly.

Title is not at fault, they settled December correctly.