If you don't require it there should be a clause in your lease either way regarding damage to their personal items etc.

Your PM will likely have much more time evicting, damage to the unit, travel  to collect rents multiple times, additional bookkeeping costs, etc.I have seen PM companies in rougher areas charge 12% average before.

Not a big difference but I do have some equity to free up that can be used towards a future down payment.My biggest issue is that I have great credit and would be more concerned about the potential negative effect of a credit inquiry, and might be better served simply using the good credit (as is with no further inquiries) in order to borrow a bit more (instead of a refi for extra down payment money).

Glossary of Real Estate and Finance TermsAll Publications of the DRE – BREREAL ESTATE LAW AND SUBDIVIDED LANDS LAWAs amended and in effect January 1, 2015 From the Business and Professions Code REGULATIONS OF THE REAL ESTATE COMMISSIONER As contained in theCalifornia Code of Regulations PERTINENT EXCERPTS FROM THE BUSINESS AND PROFESSIONS CODE

You don't want to learn after closing that the roof needs to be replaced in 12 months, the electrical system is inadequate, or you have structural damage.

In effect, the tenant would be disqualifying him/herself, or just simply withdrawing the application.

Give her some time to get out and have her sign some sort of agreement to that effect.

I have access to literally thousands of absentee owners and it gets overwhelming real quick.Im trying to narrow my search so i am focusing on those out of state.Is there anything else or any other criteria i could use to narrow my search to make my marketing more effective?

It sustained water damage from a broken pipe in the kitchen last winter.

Are there particular units/buildings that continually have damage?