MTR and long term are the same from a legal / tenant rights in CA.Anything over 30 days should be treated the same.

Our cleaner had to spend 10 hours to clean the whole house!

Because of language in a "homemade" lease the landlord had to pay back all the rent they have received over the entire tenancy.

To find good contractors, i've had decent luck with the NAHB website, https://www.nahb.org/nahb-community/nahb-directories I don't know that I would spend the money on a designer, not that they are not valuable and have their place, but with an investment it seems like there is a tried and true design that you'll see transcends markets.

It has been over a year since we closed and we are still awaiting final approval.

This happened over a year ago and appears to be happening again.

Regarding your PMC, every ownr thinks a PMCs "inspections" are them spending 3-5 hours going over everything in a property.

After that he agreed to transfer 3 out of the 4 assets over to my company.

Are you finding enough lenders can give you reasonable GFE without needing to spend an excessive amount of time on each?   

And you definitely want to engage an attorney and not just copy and paste docs.Happy to send over my underwriting model for syndication deals, just shoot me a DM.