most states you need to have a Brokers license to do that. as @Linda Weygant had mentioned, you are now taking passive income and turning it to Earned income where you will be paying self employment tax, insurance for the co. and possibly a higher tax rate.

I have a 30-year fixed interest rate of 2.8% with a monthly PITI of $1,000.

The loan will be a conventional investment loan that will require 20% down and about a 8.5% interest rate. 

We're apprehensive about current rates and the cost in SoCal, but would rather do something local before dipping our toe in long distance investments in other areas of the country where we have lived or have family.

My tenant is clearing out right now, and at the rate he has been packing and moving, I think he will be gone within 24 hours.I'm tempted to throw an air tag on his car, so I can have knowledge of his new whereabouts for this purpose. 

I could get all my money back out (except closing costs) if I did a 80%LTV, however that would be at a 9% interest rate unless I decide to buy down the rate.

There are several reasons for that including but not limited to, landlord friendliness, lower prices, population growth projection, positive job growth rates, lower crime rates, 1% rule, to name a few.

My thought is to pay the going rate of 10% of monthly rents to PMC.

A diverse set of locales comprise the 20 markets withthe highest availability rates and leasing times for small industrial spaces.The four largest Texas markets, Austin, Dallas-Fort Worth, Houston and SanAntonio, all rank in this group.However, most of these 20 markets with higheravailability rates and longer leasing timelines than most locales still havelimited inventories of small industrial spaces available for lease.

The implied cap rate for the property is 4.5%, which is ~10bps below the current 10 T-Bond rate.