So we choose to stay in the ARM....even if it adjusts to 7%, the prevailing market rate will be 7.5%. 

If an owner chooses not to use the PM anymore, they still owe management fees until the tenant moves.

Don’t fall into it and have a property choose you.

I have them sign a Purchase of Sale Agreement stating that I have x days for a due diligent period to both do an inspection (if I choose to do that) and find a buyer.

And the homes if you choose like i do  Stucco  tile roof less than 20 years old A B class you can actually self manage those from San Jose.so thats another option to explore.. dont just let price dictate and for sure dont go chasing Bps  that will come back to bite you.PS Steve is one switch on smart landlord I would read as many of his posts as possible from the owner do it yourself angle..  

I would always choose a local company with great reviews and experience over a national outfit.

If they want you to store it, the NOLO site says "the landlord store the property for up to 30 days, the landlord can choose where to store the property, and the tenant will be responsible for paying the landlord's costs." 

Someone who chooses to spend more could have spent less.

Until you have a signed purchase agreement with the seller, I see no reason for you to share the inspection report.After you have a binding agreement, if you choose, you could show her, particularly if the report indicated some defect that you wanted to address during the due-diligence period.

Regarding property management, I have found that nearly all of my past owner occupier purchasers choose to self-manage.