Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

The cost per unit would probably cheaper and the process easier. 

I was wondering, in case she doesn't pay her portion ( considering her portion is a large one) and I will need to evict her, will the eviction process be extra hard for me because of her disabled child in  Philadelphia, PA  Philly?

The thought process was to lessen the MPI as you say because the fixes I'd be okay making could be spread out over time (I'd be living there for about a year). 

We're in the process of a 1031 exchange from an SFR in Denver and hoping to tie down duplexes in Mobile, AL.

They make products that kill mold and will walk you through the whole process to treat it yourself. 

If there is a slight chance then seek out an engineer and an attorney to help you navigate through the process

Investing in SoCal is incredibly rewarding when you go about the process the right way. 

Just to clarify I hold one LLC with my wife and I as 50/50 for the long term buy and hold rentals and I’m in the process of considering creating an S Corp w a business partner of mine for fix and flip but that has not been created yet.

I am familiar of the process for changing occupancy and the potential need for a special permit from planning, and the possibility of triggering the need for a fire sprinkler and fire alarm system.