@Ned Carey I have over 6 units and I have bought deals with out any money out of my pocket that cash flow month with cap x.

I am thinking it is better to leave all communication of this problematic tenant to the PM rather than me directly communicating and sending my own contractors to save some money.

Have you considered the benefits of building relationships with private money lenders?

Their requirement to return 90% of revenue to the investors makes things very difficult if they are borrowing money in a challenging rate investment. 

Personally the most effective bet is too call other local PM companies yourself because only you can truly express your concerns and maybe get better pricing.It should only take 15 mins per call.

Bull market: most everyone makes money.  

My mortgage would go up $781 for the next 30years,  the ADU income would more than cover & I hope to pay extra principal to cut my loan time -it's just I was hoping to pay off ADU within 5.5yrs- so that I can collect 'all' ADU income at that point <I'm fixed income & I lose 'some' personal income in 5yrs so trying to plan ahead on how to recoup that>.

If they’re honest and their background check comes back with what they said, then I’ll consider each person based off my gut feeling.

Multiple 4-6 person occupancy units will be booked the most.

I recently purchased a property acquired via foreclosure auction and wanted to use a Hard Money lender.