Now he has sold the company and is more of a flat rate charge based loosely on how long it takes him to prepare the return.

Call a different number you found online associated with the same company, etc. 

I'm still in the process of growing my portfolio, but have heard others 1031 all their smaller properties into a larger building and have a property management company manage, OR, set up a seller financing deal with another buyer that gives you the cash flow you desire. 

SW MN is hard to find Landlord Insurance, all local insurance companies say thy quote you landlord insurance, but they realy quote you general home owners insurance.

I am also willing to work for a more experienced investor or property management company in any capacity, be that market research, deal sourcing, property management assistance, rental optimization, or anything else needed.

Call some local HVAC/Mechanical companies and ask what the average cost would be for this upgrade! 

In our experience, the #1 mistake landlords make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.

@Kwanza P.Leveraged means using a loan (leverage) to buy the asset. 

Financing might be a challenge.I would recommend consulting with a attorney, loan officer, and CPA to discuss your specific situation and determine the best course of action. 

She is moving out and next management company sent me a questionnaire and one asked "Did they have any animals on your property?