$540 is not unreasonable for a home of that size and the items you mention.

I make sure I screen each potential tenant thoroughly (background and credit checks) and require references.

Look at insurance and tax costs, those two items are the biggest killer of cash flow.

Ive referred clients to him, he has referred clients to me.  

In the pitch I include just a couple of my projects from the last year as a reference to my experience. 

If, however, there are any gaps at all in any of the above items, even a gap so small a mouse can squeeze through, that tenant will exploit it and your life just became a 7th Level of Dante's Inferno.....:)

I've heard people refer to Santa Ana winds with the Bay Area but I wouldn't think it goes this far up north. 

Scope of WorkThe Subcontractor agrees to perform the following work (“Scope of Work”):Detailed description of tasks and responsibilities.Exclusions: [List any exclusions here].Materials to be provided by: [Contractor/Subcontractor].Reference drawings or plans: [Attach if applicable].2.

The Detailed Engineering Cost Estimate Approach is typically used for the purchase of used property.SURVEY OR LETTER APPROACHOnce a site inspection has been completed and all components of a property have been determined, your specialist will send a survey or letter to the contractors or subcontractors to request they provide the cost of each of the items.

If there are items of value left behind, or even personal items of sentimental value, I will follow the abandonment rules to a "T" to avoid any legal issues.