Read this: https://www.biggerpockets.com/forums/51/topics/1164415-ne-re...Similar situation but related to real estate education costs before a new real estate investor purchased 1st investment property. 

Technically L&I does not have to issue a new rental license after the 3 year period has lapsed but sometimes it does.

And of course there is the usury issue to deal with when you go over 10%.Unless you're doing volume, why not just download a note & dot from Fannie/Freddie, it's a .doc file so you can make changes.  

The bigger issue is if you don't have proof of condition at move in.

I'm looking for a PM group that has a reasonable monthly rate, manages tenant selection well, addresses property issues with quality, and conscientiously and actively turns properties when vacant. 

So far all 4 properties have relatively new roofs (<7 yrs. old), furnace's are all 3 years or less. 

I can tell you that it does sounds like an installation issue.

@Isaac Joseph if you experienced lots of theft with previous PMC, then learn to better manage your managers.Try to think of everything that can go wrong and then figure out how you can monitor relatively easily.Doing this will probably be a whole lot easier than trying to start your own PMC.

I think a reasonably priced market that's growing and has a diversified economy with relatively low crime and good schools.

-Doesn't matter how many people clean a house, it's just a question of how much time it takes.Going to guess there's a money issue here with the PMC.