My concern is that I do not want to keep replacing the "ejector pump".

LPG is top notch.I'd say they are better than us.You probably could have bought cheaper mate.Just my opinion.Speak to LPG on the rent but again, they are top notch and know what they are doing.We like keeping 2 bedders around $800pm max for less turnover.$995 is great rent but you also don't want to evict if tenants can't pay because turnover costs can kill the ROI.Just my opinion 

I will keep that in mind for opening discussions on Bigger Pockets. 

Keep in mind all PM firms will have their own procedures and all clients will have their own expectations.

Please keep in mind that we do not want recommendations for strategies involving financing, as we want to get some core holdings that produce immediate cash flow and not have that NOI reduced by loans at current rates in light of the current cap rates.Also, just FYI, we are in California and no way to get around that residency in time to reduce state taxes.

Damage is expensive to repair and with tenants that don't respect you, it just keeps piling on. 

I considered one exit strategy if this doesn’t work after a couple years, which would involve selling fractional shares of the unit while keeping half of them myself in hopes, the sale of the fractional shares would offset the existing mortgage and maybe put us in a winning position.

My gut says don't sell and keep buying but just feeling very stuck.

You would have ongoing filing requirements with the State and would need to keep business records and documentation.

I'm trying to put a rough SOW together but keep running into a wall with rehab budget estimates.