You'd be looking at a $4000-$4500 monthly payment on a standard DSCR if you paid off the HELOC and the 2.99%

Going to guess your PMC vetting didn't include asking questions about HOW they would execute their services.Below is part of a standard copy & paste advice for those looking for a PMC.

We truly believe in fostering community and providing affordable housing while maintaining a high standard of ethical management and resident well-being.We are definitely looking into growth opportunities for our properties here in Norfolk, but we’re taking a careful and steady approach to ensure we can continue delivering quality for our residents.

They keep changing the standards for efficiency and the prices keep rising... 

So, they make the process of being an investor seamless and you having to do nothing as they after you closing turn into you management company with a standard 10% management fee (which I am okay with). 

There's not really a legitimate company with any standards in the area.

You’ll have peace of mind knowing exactly what’s behind the walls and that everything is up to current standards.

If so it’s good you are reasonable and don’t have an issue with it because there’s probably not much you can do about it. 10 years is the standard is many locations though they do vary.  

Usually in our deals we have communication standards in the contracts, some examples: We are required to send full financials every quarterWe are required to respond to inquiries from investors within 7 daysWe are required to communicate any changes to the operations team (general partner removal from position, change in asset manager...etc) within a certain time period. 

And in this market everyone knows 12 months is the standard minimum for a standard tenant.