If I had a management company, I would want them to be selective in their tenant placement.

Thanks, @Chris Seveney, I have done that to some extent, but while I was working on my property analysis spreadsheet, I noticed the somewhat large discrepancies in my various CapEx calculations (based on the standard formulas) and became interested in finding a formula that I could use easily (back-of-the-napkin), without itemizing and predicting expenses, and that would work even in cases where the gap between ARV and Current Property Value are rather wide.

With the additional cost you might only do select properties.

She's acutely aware of all the nuance regarding investment property selection in the various submarkets of SF.  

@Joseph LaliaEven if someone give you a referral, what meets their expectations, may not meet yours.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

So you get a wide variety of suggestions of which none are on the mark for what is actually happening or happened with the property.

I see posts in the BP Community about a collapse of the values of MF properties (reduction of cash influx from COVID, rental assistance programs, increasing supply from builders, lagging impact of recession, etc). I a...

There's no cream to pay someone to do simple work and you'll have a lot more say in tenant selection and ongoing maintenance and repair situations.   

Also, couldn't find a curtain rod to span a window 12' wide so I had to make one out of steel conduit.

I have a wide range of tenants, from divorced individuals, young professionals, and young families.