The only reason I take care of lawn is becuase I have it for such a low price each month I rather handle it and not have to worry if tenants are or aren't. 

., and how those are handled when selling a property, as well as the agent responsibility if it is a non-disclosure state vs not.

After that, it is up to all of the partners as to how to handle it.

Things I learned in my first job that have continued to prove valuable today: underwriting, managerial accounting, private equity deal structures, what a side letter is, what investors want out of deals, what a K-1 is, why real estate is a valuable investment class, what asset allocation is, where to find tenants, what cam is, how to handle Capex items in sophisticated underwritings, loan docs and negotiating terms thereof, understanding a lease, what an estoppel is, what a phase one and phase two are, how to read a PCA, basics of land use and zoning...Oh and best of all, I got paid to learn all of this stuff.  

Just wire it to a 240VAC contactor to handle the higher voltage and current.Then you could turn it on and off with your phone.

Are there hard rules for how this is handled.

In terms of management, usually these companies charge anywhere from 25-40% gross revenue for handling bookings, cleaning, website, pricing, repairs, etc.

But I am leaning towards properties that break even and have high appreciation so that i don't have extra income when I am in a high tax bracket here in California.I am looking for suggestions on what is the best strategy.1. get a property locally in A class neighborhood costing around $600,000 to 800,000 and hold long term for appreciation (no cashflow)2. work with a turnkey provider and let them handle the portfolio3. work with a real estate agent, property manager and invest out of state and look for cash-flow and appreciation (more work)

I also painted all the interior doors and put on new door handles and am changing out the light fixtures.

Make sure your landlord insurance lists the pool.I though about how I would handle this as we have an inground pool.I think I would have mandatory pool service that they pay in addition to rent.