Otherwise, you are effectively selling your house for $6K below list price.

I also charge a ton for cleaning so I highly recommend they hire a professional, they usually do. 

You should use either LLC’s (the old and expensive way) or a Series LLC (the new and more cost/time effective way).

They are in rare form this year, really trying to screw residents out of every last penny they can.They are using comps from early 2018 even though their own rules say the effective date is Jan 1st 2019.I showed them comps from November through January of bigger houses (+400-600 sq. ft.) in my neighborhood selling for less ($20-$30K).

The building should be maintained well CAM needs to be done and it needs to look good and be desirable  but taking a C Class to B Class or A Class can be expensive and not worth the costGetting good rents by reasonable improvments that are cost effective in my experience leads to more flow than a total gut. 

Tenants should be responsible for keeping the property clean and report incidents in a timely matter, the damage that is done by the bath tub leaking for month can be huge and that’s their fault for not reporting to you. 

Absentee Owners have been popular for a long time, and are apparently still somewhat effective (people are still mailing to them) but they are getting multiple offers to buy their home.

https://www.moco-inc.com/blog/wa-state-source-of-income-law-effective-sept-30/

You should use either LLC’s (the old and expensive way) or a Series LLC (the new and more cost/time effective way).

The landlord has the right to change the terms of the NEW lease which will take effect after the current one has expired.