I think you should take a week or 2 Bob and write a "Crash Course How-To" e-book and then offer it up for $10 per download.

In these "quantity" areas, you'll have a very hard time finding a buyer who has a down payment and can qualify for a loan .This is an article Jack Miller wrote about the topic.Making money from the earnings of poor people is like getting orange juice from an orange tree without any oranges on it.

To keep the home loan people from getting confused, you will want to NOT report the rental income/expenses on your personal tax returns Schedule E, instead have the LLC do an S-Corp election, and report the income/expenses there (after confirming the truthiness of all this with your tax professional, of course).

However, currently here in CA, PG&E is getting extremely expensive, that is why do not include electric/gas in their rent.  

A few important things I would be looking for:1) the experience and credentials of the broker who supervises the company as well as the lead property manager2) the services they offer and how they line up with your needs and expectations3) the use of technology to make their job and yours easier 4) if they have a landlord-tenant attorney on retainer to help guide them on legal issues (not to mention the creation of lease agreement, landlord forms and notices, etc.)5) their process and policy for a) listing, b) application, c) tenant selection, d) routine inspections, e) maintenance services, f) property and tenancy update reports to you, g) lease enforcement policy, and f) move-out process.6) property owner reviews (you can't always rely on Google reviews, because they may not reflect actual quality of the company, but still) 7) beneficial programs for both owner and tenant 8) a property management agreement that would indicate they know what they're doing and have the experience to know what matters in a PMA.

But when you are trying to compare how to spend money versus non-real estate alternatives like stocks and make sure the juice is worth the squeeze, IMO you want to do a proper underwriting. 

There is places to slash costs, paint isn't one of em, the juice simply isn't worth the squeeze. 

asking price $2 000 000 seller financing has been offered here is the I/E sheet

Preferably contact them by e-mail as we are not allow to self promote.

As a PM, you know there's other things which are involved with running a business (insurance, E & O, supplies, rent, utilities, taxes, gov't fees, etc.)