Here are a few additional ideas that have worked for me and others in competitive markets like Austin:Off-Market Leads from Contractors: I had a friend who rehabbed a house in North Austin last year.

Its also a good idea to build relationships with realtors, contractors, insurance agents, real estate attorneys, and property managers in your area so take advantage of events, conferences, and meetups.

You're a contractor in the Bay Area, I'm guessing you're slammed with work.

Separate HVAC systems are a good idea too—makes things easier for tenants and utility billing.I’d also recommend talking to a contractor or local utility company about what’s needed for separate power meters and mailboxes.

Kind of like General Contractors who tank one LLC and start right up with a new one..

If not again you would be better off buying your own home and having enough yard/space for all of them but 13 is still way to many dogs unless you live on a farm or own acres of land.I have worked in the banking business and have seen people lose their homes that they rent due to landlords kicking them out with very little warning due to breach of contract or a No pet rule. 

They may have rules about when contractors can come and go.

They use a fixed pricing model for all contractors.  

If you go to one meeting you can find your contractor, agent, property manager, attorney, and anyone else that you may need. 

Took me longer but I didn't like the contractor I used, and unfortunately he took advantage of my kindness.