its most unfortunate that you had to go through this deception and theft from someone who is considered a professional in this business. we definitely appreciate you putting the warning out about this character. as hard as it is to find a reliable experienced contractor nowadays its even harder to find one that's not a crook and a liar and that's truly pathetic.   

I would look for an experienced agent of my own who understands what is standard for your market.

I've experienced swings where its 50% less cashflow than the prior month due to a month of multiple apartment turns all hitting at once versus a stabilized month. 

This is a story from my past that provides a perfect example as to why investing in tax liens at auction is so dangerous for any but the most experienced and knowledgable investors20 years ago I purchased a SFR as a long term rental investment that sat on a double lot.  

All in all, this is exactly why you connect and establish a business relationship with an experienced investor-focused real estate agent who will shoot you straight. 

Start by researching local regulations and working with an agent experienced in vacation rentals.

I talked an experienced investor and he said $300 to $400 for San Francisco - the insurance company is going to go with the less expensive costs.

You can also search Google and read reviews.

This cannot get passed through until the commissioners review and choose to vote on the bill. 

An experienced private money lender will want to see a track record.