I also had horrific PMs, particularly involved with a 48 unit apartment complex in Houston.  

I am reaching out for your expertise regarding a situation involving a seller from who I purchased a property subto an FHA loan in March of last year.

One of the biggest challenges for everyone involved is being on the same page about the actual time required for maintenance.DIY landlords rarely properly track their time when it comes to property management in general - tracking their true time invested in maintenance is where they perform the worst.Investors that hire PMCs are rarely any better at understanding the true amount of time maintenance takes.

It isn't having paid off properties that offers security, there are still taxes, insurance, maintenance and management involved. 

Our current tech stack is a mix of Buildium (very clunky), Breezeway (great, but limited without a PMS), Xero and Google Suite tools with lots of spreadsheets involved.

My involvement would go down drastically to where the only thing I'm doing would be funding the deals.  

There are a few options(1)You can get connected with the larger wholesaler firms in the area (2) go through PCPAO site and skiptrace the buyers of similar properties as yours, (3) hunt down the agents involved in the sale of properties similar to yours or go to local REI meetings and pitch it to the investors there. 

Interestingly, the records do include the downstairs space as part of the livable square footage.

Detroit would be a solid option if you're strategy involves a little more risk for potentially higher cash flow. 

Quote from @Scott Mac: Every investment anyone makes involves risk.