It does sound to me that a lot of that work should have come out of the tenants security deposit 

.: That sounds very similar to how I operate.

The mirage of get into Real Estate Investing, make ton's of money, get passive, do nothing, sip cocktails on the beach and professionally vacation the rest of your days sounds great, unfortunately it's a mirage. 

Investing in Peoria sounds intriguing, especially since you’re drawn to the area and its industrial charm.

Sounds like there are more than just 2 options. 

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

Bloody oath I do mate.It's never their fault and always yours (Ours).They rarely take any responsibility and cry victim.It's crazy to think but it's like many intentionally look for drama and deep down inside don't want success but rather problems.Someone to dislike and blame and to feel wronged by.All other personal and "at home" issues can now be blamed on this one unfortunate scenario.This "drama" per se is like food for the hungry and they need such drama in life to "survive".My apologies if my above comments sound weird as they are more so from a philosophical standpoint and just some thoughts that I have considered after 5,000+ investor intro calls and as you have mentioned, others feeling wronged by me or my company on many occasions.What a $#@% way to live IMO but I don't judge and sleep in peace.Again, I have been "wronged" by many but consider it my own fault.I also don't call them out publicly or post bad reviews, etc... 

It’s much better to take it slow than to partner with someone who isn’t the right fit.Good luck on this one, it sounds like a great opportunity! 

Sounds like great tenants.

That's probably sound advice for single family rentals or flips.