Landlords mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.This also leads them to ASSUME simpler is better when it comes to management contracts.

The owner was a do-it-yourself guy and performed a lot of upgrades like kitchen countertops, cabinets etc.

Landlords mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.This also leads them to ASSUME simpler is better when it comes to management contracts.

These inspections typically take place with the occupying tenant present and may allow them to address concerns that you, as a property owner, may not have known about otherwise.You can also perform drive-by inspections without needing to coordinate with the tenant to address any concerns with the exterior upkeep of the property.Document It is always a good idea to document every interaction with a tenant and any and all work done during their occupancy of the property.

Selling one asset to buy another that is a higher performer = who cares.

Keep in mind the E&O carrier is not going to just role over and pay the loss, they're going to do an extensive investigation and do everything in the power to assign the loss responsibility to anyone other than it's insured. 

How many unitsHow long has tenant been there [over 12 months 60days etc]Are you moving in yourselfAre you using the extensive repairsIs there any other rent control in that city besides CA rent control

Landlords mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.This also leads them to ASSUME simpler is better when it comes to management contracts.

Does anyone have recommendations for software that is able to show financial performance projections for single family rentals?  

I have 6 years experience as a landlord on 3 properties now that have been excellent performers.