I don't like speaking from feelings and opinions, but forced, my gut tells me Fed is going to "telegraph" potential future rate hikes to condition consumer habits, to keep inflation in check for pent up demand, but pause on actions as has now.

I am looking to convert the garage into a habitable unit. 

Based on the below, I think lead in older buildings in San Francisco (and the rest of the Bay area for that matter) is pretty common but I would not personally downplay it given how harmful lead can be to a child's development.

We need more landlords like you telling their story to politicians as to why these bans harm people. 

Since an LLC is a pass through entity, there should be no harm or benefit in transferring to an LLC. 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

We don’t know anyone in the area, but you might want to take the time to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes

Easy Win.As to overall screening processes, I look at all available supporting documentation looking for Bad Habits, vs. any single element for a go/no go decision. 

However, I am trying to exhaust my options of obtaining funding to bring the homes up to code and ready for habitation.

You're right, there is no harm getting another opinion.