First, as I previously mentioned, if a tenant stays beyond the expiration of the lease, and the landlord accepts the next month’s rent, the tenant then is assumed to be renting under a month-to-month agreement.

There is a small cost to do this, but you will also need to pay and provide documentation each year to stay in compliance.

I like to stay within 10% of the "top" rents with existing tenants.

Maybe if your average guest stays a night or two.

My work around was to convert a free standing garage I had into an ADU which will stay on the lot with the old house thus keeping it RSO.Sorry if that was not succinct, its just REALLY complicated.

I’m in no rush to move once I get into something, especially if it makes more sense to stay out for an additional year or so.

Stay in the loop on local trends and rules, and perhaps consider unique offerings to stand out.

Let the PM do their job and communicate with the PM only- these are the cases where you need to stay in touch with the PM ....but dont micromanage them.... but dont let them ignore the issue and let it snowball either.

I’ve been using Emailcollect and get email addresses from everyone that stays in my properties. 

Ronald, thank you for staying engaged in this conversation and offering your input.