We are hoping to use some of the flip profit for a rental in the next few years as well.1.

We run our own portfolio as well and have zero issues.

Take this 💥just-closed renovated property for example💥:With my query of "22757 Charlemont Pl, Woodland Hills, CA 91364 5/4/2400-3050,0.6,300" we get an ARV Estimate that is ~4% off, and I picked this at random just scrolling through recently closed in my areaAnd the Market Stats $/sf of renovated property in that Zip Code matches up pretty well, so I know the ARV estimate is realistic:You can also run Agent Stats to find/get in touch with the real top-agents in that area so you can triple-verify everything and/or list it with them when you are done.

I'm looking for a PM group that has a reasonable monthly rate, manages tenant selection well, addresses property issues with quality, and conscientiously and actively turns properties when vacant. 

Hypothetically, if new tenants moves into property in August and transfer utilities in their name, would the true-up date change to August as well or would it continue to be May.

I strongly encourage you to do your research as well.

As well as coffee shops like Bottoms Up Coffee are moving in and small microbreweries like brew dog and Land Grant.

Well, I've been reluctant to admit the mistake I made with the investment of a "package" of  properties a couple of years ago.

@Jonathan Greene"Judge a man by his questions rather than his answers" sums this up pretty well I think.

That will locate and document the nature of the problem, as well as letting you know how deep it is.