I would highly highly recommend you read Managing Rental Properties by Brandon Turner.

I highly recommend (1) checking Google reviews and (2) asking for DATA to back advertised claims (ex: average turnaround time to close a work order, average tenant satisfaction score, etc.). 

definitely go with 50-60 . some lenders want to see as high as 65% 

I have been trying to be as nice as peach pie in order to move the situation along as fast as possible. i was present when my listing broker called the manager to try and get a resolution and the manager lied twice during the conversation and contradicted himself at least twice during that conversation.

We are using go high level and like it. 

I posted three rental listings on FB Marketplace lately and I found it highly ineffective.

I don't budget for any portion of that as, although it's highly probable, it's not guaranteed.

All three houses cashflow and she is not interested in selling at all as this is her retirement plan and main source of income, however due to excess cc debt, a high DTI, low credit score and lack of financing options, she is extremely cash poor. she is at the point where she could and I think should declare bankruptcy on those cc's, and move the houses out of her name. in order to get financing, all houses need to be in LLCs, which they aren't.in order to kill a couple birds with one stone, my mind goes straight to 1.

I highly recommend you purchase "Every Landlord's Legal Guide - California Edition" by NOLO.

the issue right now is that with both prices and rates high, it is very, very tough to have cash flow unless you're employing some kind of creative and/or hands-on and/or value-add strategy, or combination of strategies.