I developed this spreadsheet-style form with MS Access 2003, but you can do it with MS Excel or some other spreadsheet. 

We don’t know anyone in the area, but you might want 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-processesAdditionally, don't treat property management like a commodity and just focus on the lowest price!

Excellent location and visibility for commercial (it is surrounded by commercial, or residential, or STR.

At a minimum she has horrible judgement in selecting boyfriends/roomates.I would consult an attorney.

@James Carlson excellent point on checking local regulations before going forward with any large investment such as a garage conversion.

My agent, lender and some contractors were excellent.

My agent, lender and some contractors were excellent.

In my experience outside of real estate the best returns in a profession come from seeking excellence and the chance to learn and refine a practice.  

The current excel sheets I have to analyze a rental requires info as if you were buying a rental.

Yes, there are lots of Airbnb's (we have one ourselves), but there's also MORE than enough business to go around for people who are running an excellent business and serving their clientele well.