Since California is so expensive (for both of us), I would probably create a small value add syndication with that money, come in as the principal and take 20% off the top for managing the deal.   

Since your LLC is so new, with $0 of income, you’ll need to use your personal assets to guarantee the loan but just tell the bank your setting up an LLC to operate the company within for legal and tax reasons and they should be good with that.

You haven't indicated what your relationship to the PM is, so it is unclear if the judge will even accept your response.So, that being said, if the amount involved is substantially greater than $500 it might be advisable to discuss it with an attorney.

A year's notice helps but because the current rent is so far below market rate, they will have a difficult time finding new homes.

I kept reminding myself of the 'funnel' that @Brandon Turner is so fond of talking about in the Podcast and hoping that SOMETHING 'would drip out the bottom some day'!

I know some landlords want more control, but the reason we hire a management company is so we have to do as little thinking as possible.

Also, I like Section 8 in the Hood - Never late and is so Great 

The cost is so much lower now that it's worth the extra money it makes the kitchen pop.  

All of the information that  you have accumulated in one place is so fantastic. 

What happens in the case of MI is they end up with the best house on the street because their rehab quality is so high.