Without the rule of law the real estate industry does not exist or all you built can be gone with the snap of someones fingers.  

I recommend that you drop the method and the lingo - and simply look at what opportunity exists in your preferred market. 

-Quarterly inspections were non-existent until you ask then they do it the next day  I’ve been managing for past 2 years…  Even when I was in Florida and pregnant, I never experienced the type of headaches like I did with these PM companies.

Since this doesn't work for us.Your market looks tight already and sounds like you won't have an existing banking relationship to work from. 

Own 1 acre in Central, CA with an existing fourplex that is being rented out.

For example, lots that are already used for parking but only have 1 or 2 trucks on them.I recently bought a lot where a building burned down and it has an existing concrete slab.

One-third of my existing tenants plan to switch to Electric Vehicles within the next 4 years.

We can monetize a portion of your existing equity in the home to make those repairs.

Put in new roof, HVAC system, fixed, replaced parts, and refinished all of the hardwood floors, new kitchen. all of it, down to the non-existent 2 x 4s (historic fire in the kitchen, walls were cardboard and rolled paper in lots of places, new hickory cabinets, fixed falling in ceiling/roof for breakfast room, fixed foundation issues, new subfloor in living room, dining room, new stairs. 

The risk just isn't worth any fee.For long-time, existing clients who need something for the lender, most firms have a boilerplate template that clearly states the scope of the services that they provide to the client, that they have not audited or examined the financials and provide no assurance, and that it is the lender's responsibility to perform due diligence, etc.