They will help with what I’m sharing below (or should).Consider your pricing to ensure it’s competitive with the local rents.Post on military sites as well.As you said, get professional photos ASAP.I’m active duty Air Force with four properties.

However (I'm an insurance agent not an attorney) the legal wrangling of the PM not taking a necessary action could set up a situation where the insurance carrier pays then subrogates back against the PM company for their inaction so the property manager should also have appropriate general liability coverage for their business.This next part can change by state and insurance carrier...Being named as lienholder or mortgagee can set up the lender being involved on the payout of any damages - say there is a fire the checks cut for damage could name the insured and lender so both parties have to agree how those funds will be used.Some carriers have a rule that if the loss amount is under a certain dollar amount the check is only cut in the owners name / if the loss exceeds a threshold (say $25k) the check is cut in both the owner and mortgagee names.Being named as loss payee is literally that - the check is cut in your name or both the insured and your name. 

The upsides gotta be worth it for the brain damage of it all. 

It also fits your budget & also I know some of some above 1,300 sqft, good boned, central air, yard space/drive way space having on & off market single & multifamilies in that price range. 

About a month ago I had a contractor replace a roof that got damaged from a storm but when they had the shingles off another storm blew through overnight and blew the tarp off and a lot of water got in the house.

OPM exists.By the way, anyone who uses a bank to buy properties is in reality using other people's money.Money is not created out of thin air.

If the tenant identifies an area of moisture that may be causing growth we immediately address the source of the moisture, replace and damage building material (usually dry wall) and or use mold cleaning solutions/mold blocking primers as required. good luck

We have strong tenant pools so almost never have significant damages anyways (I never have on north side).

About two years ago I purchased a home damaged by a fire to rehab and flip. 

That can literally be like 50 bucks - and that is not up to youInvesting in section 8 usually means C-D class areas - Higher risk, higher turnover, higher chance of evictions, higher chance of property damage, behind on rent etc.Instead of buying a 20 unit, maybe considering scaling down and investing in a solid area.