My PM left me high and dry with a tenant in place still.

It's either his or theirs, pretty cut and dry.

So far this winter has been wet/snowy up north so that's great and more is coming but we've seen these "one-hit wonder" winters every few years where the following winter we're back to bone dry and the drought continues, worse than before.

Keep them on a month-to-month to see how they handle things when the government teat dries up.2.

Hard money lenders normally do have long-term products that tend to be more expensive than conventional options, however, you'd probably have to wait on those as they've really dried up during the pandemic.

I'd be tempted to pour a ~4" flat slab with plumbing run before pouring and then do a dry mix mud pan just like a shower over it and do some small porcelain tiles. 

You need to read about dry, boring stuff, (at least once) like surveying  (not boring for some) but investors don't need to run around computing a back azimuth to write a legal description, but you do need to know how to read a legal description and figure an area of land.

I would consider a nonrefundable pet fee to be what it costs to make the home ready for a new tenant (shampoo, repairs, air fresheners, whatever) so since it is the same tenant it really hasn't been needed yet. 

He fixed some dry rot around the toilet, but didn't check the underside carefully enough (from the crawl space) and left a small spot of mold.

The only times I have had problems with it is when it was waaaayyy too hot to be painting and the paint dried faster than it could settle out.