I may have to Teak my strategy in light of the excellent advice you provide here, Henry.  

Over months of working with her, I encountered severe issues, including:Lack of Communication & Accountability – Corina ignored multiple emails for weeks or even months, providing misleading or vague responses instead of real updates.

My intention is not to buy the sellers problem but to provide a solution.

Not all areas are bad and some of the areas that are labeled as bad, aren't that bad and provide the best cash flow!

They provide fake checklists saying units are repaired according to agreed-upon inspection reports only to walk in to a home that is more damaged than it was during escrow.

RM-4.5 zoning would allow for a higher unit count and could provide more flexibility for future development, regardless of ADU policy changes.One potential benefit of rezoning before any citywide expansion is that it might allow you to lock in additional density rights ahead of any potential restrictions or revisions the city could impose when expanding the program.

Ive asked them to provide Renter's Insurance.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it.We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

We're based in Tampa and, in addition to personally investing, I own a mortgage company that provides financing for tons of investors.

Liability Protection: Transferring to an LLC provides asset protection but may not always be worth the hassle or cost.Next Steps: Review your loan agreements, consult your lender, and get advice from a real estate attorney and tax pro to ensure everything’s compliant and beneficial.