It paints the picture of a successful investor who's only constraint is access to capital.  

You can take out a lot of complexity when you buy property that only needs maye paint & carpet.

You second property will rip I bet.

She owns a PM company and she is also a licensed contractor because she was tired of GC's ripping her off. 

The property is livable, but I am account for a pretty significant turn in 4 - 7 years of paint, flooring, and any miscellaneous repairs that the inspector could have missed since it was occupied.

-When a tenant moved out, the management company refunded their security deposit but failed to account for damage, such as holes in walls and outlets ripped off the walls, leaving me with repair bills and also tenants moving in without the repairs being done.Stuff like this that is consistent and when I ask questions they are defensive, when I ask for more quotes for high ticket items they are defensive. 

We were shocked at the cost of goods, lumber, cabinets, paint, plumbing.

Plus, you have to turn the unit over- paint, carpet, etc repairs?

I updated the electrical, painted everything, and “cleaned the property up nicely” exterior and interior.

They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).