Our standard email with the bid states, please contact us to discuss & redline to your budget.The only thing we will require are health & safety repairs, to avoid a lawsuit.

Scenario 1 they don’t or refuse to move- eviction costs and/or lost rent Scenario 2 they move out and Cap ex and turnover costs, lost rent, advertising for new tenants in a somewhat of a qualified tenant shortage, headaches can be avoided by simply having a conversation with the tenant to see where their head is at, and that they understand what your expectations are.

Schedule inspections early to avoid a last-minute rush and ensure compliance with California law.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

Note I strive to minimize cash flow because it gets taxed versus other RE return are easy to defer or avoid the taxes.  

It sounds like you know how to avoid this in the future, so what to do with the situation at hand?

If your'e looking for purely long term appreciation you will likely do great in these markets but if you're looking to have high cash flow and avoid a potential major pricing downturn.

Plus, it avoids the waste and hassle of bottled water. 

The "Initial Filing" is extremely important to get this right the 1st time as there are limited safe harbors for mistakes to avoid the penalties.

I would definitely avoid her services if you want to save yourself the trouble and get quality work.