@Justin Robinson-Howe yes you have to do this to ensure you can cover all expenses and still maintain cash flow.

She went above and beyond ensuring we had what we needed, but most importantly we made a friend.

The local HA needs to pay close to market rate otherwise, you wouldn't take the tenants. so they have some latitude on voucher amounts.IF you buy  a property with an income restriction, you'll need to go thru compliance paperwork to ensure that the tenant meets income (eg in my county, avg income = $60K for 2 people). 

You'll also want to ensure you have a good property manager to look after the upkeep of the property if you are not there to notice anything deteriorating or which may need attention.This article goes into a lot of the considerations about whether to form an LLC or not: https://www.mmpph.com/wp-content/uploads/2019/04/May-2019-newsletter.pdfCreating an LLC in California would cost you a minimum tax of $800 every year.

SO the process of trying to make sure a replacement is going to permanently fix the central A/C issue to ensure my money is well spent has been difficult. 

Maintenance/Inspections - Sure, makes it a bit easier, but that efficiency is wiped out by the massive markups taken.

However, if saving the cash means you get started 1-2 years later, than I think going in with a loan is smart.At the end of the day, smart application of leverage is the most efficient way to scale and achieve the highest returns. 

A few LL's posted this is justified to ensure tenants aren't spending the stimulus money on something else, but refuse to pay rent, so nothing wrong with it. 

Our most recent tenants were problematic and thankfully moved out a few days ago so we are in the process of finding new tenants and ensuring the property is taken care of.Can anyone recommend a good PM that we can hire?

Every resident should leave behind part of their story and history.Add an inspiration page to the website.Would even be fun to do DIY projects with the resident directly.Offer additional services as needed, including healthcare support, social support, general errands etc.Leverage nursing friends to create a home health care wing of the company.Explore research on the use of therapy animals, and incorporate into services.Create events that promote group interactions across the various tenants within the GNA community.Team sportsRegular cookoutsTeam buildingFind ways to focus on any positive impacts for children in the home.Look into unique tutoring or home schooling business ventures.Provide ride services to ensure kids get to school.Offer daycare services.Create a unique fund matching opportunity to promote investment in an early fund for either graduation or retirement.When a resident is ready to move, offer support in other available properties within the GNA, or moving services to their desired location.Build a department to assist in everything moving related, including processing procedures for personal belongings that may not fit in the new location.Explore the idea of a “Brick and Mortar” operation to deal with accumulation of household items that is an inevitable part of the entire process.