You're time is very valuable at 200k annually so finding the best and highest use of your time is of the upmost importance and BP pro membership can offer you two immediate things that will save you time. 

If they're in an annual lease, you'll have to wait until they're up for renewal. 

I would guess that a 3% max annual raise is more realistic because the socialists are tightening their grip on California and pushing for harsh laws to take control of properties etc. 

If you want cash flow, mortgage notes or mortgage note funds/syndications can yield 10 - 12% annual with a favorable risk / return.  

most bay area properties appreciate at higher than 2% annually which is how much the property tax can increase annually which reduces the number of properties that would have an overpriced assessment so i would say that kind of service won't last long in business around the bay areaAfter the financial crash in 2008 resulting in property depreciation, many people appealed the property assessment and there were services back then offering to appeal but i gotta say i haven't seen those lately

Granted we don’t typically have HVACs that require constant maintenance but our furnaces typically have about a 30 year life and cost as much as a HVAC to repair and they do have annual maintenance costs of around $200.

So I’m trying to figure out if paying the extra 200k for a 3 bed is even worth the investment since annual gross is so close.

From charging a flare fee then transaction fees for every check, wire transfer, annual tax reporting etc.

Over the last 5 years you're looking at a Compounded Annual Growth Rate (CAGR) of just 3.11%. 

My response has been that a professional does preventative maintenance annually and confirms working order of the AC.