I screen capped the tax record that showed there were 2 legal units and the tax use code that showed it was multifamily...and she still insisted it was an ADU.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

If you haven't already, go to the "NETWORK" tab at the top of your screen and click on meetups.

You should be able to get good A+ tenants with adequate leasing and screening. 

You can learn to screen and select tenants..... find people to fix issues if you cant fix them yourselves...... its a challenge and a learning curve, but its not that hard most of the time, especially if you are in B and A class units.....C/D is a whole other game....When you are killing it and your time is worth more than the 8% to hire out, then you turn it over to a pro PM...for now, do it yourself.San Diego and most of CA is a different game.....

You can never avoid these type situations completely, but really thorough tenant screenings is huge. 

They also have the right to screen potential tenants and establish their own rules and regulations, such as pet policies and late fees.

I have tried lots of things to help; posting on additional sites, opting to allow pets when I didn't initially, lowering the rent by $200; lowering the cleaning fee, etc.Opinions welcomed and I know this is dependent on a lot of factors.It's a 2BR 2.5BA townhouse, lakefront, convenient central location, safe neighborhood, completely and newly furnished, TV's, W/D, fully stocked kitchen, king size bed, deck and balcony overlooking lake, professional photos, video walkthrough.Utilities all included along with furnishings.MTR, so month to month leasing option.I initially listed it for $3000/month, then lowered it to $2800 a few weeks ago.Is it too high still do you think?

Go to NETWORK at the top of your screen and you can search for other investors and investment groups in your area.

With a HH, you can learn how to analyze properties & markets, how to find an investor-friendly agent, how to spot value-add opportunities at properties, how to engage in a strong due diligence process, how to screen tenants, how to manage the property, how to build a network of contractors, plumbers, electricians and other pros, how to manage the book keeping of the property, etc., etc., etc.