I say this sarcastically as I know it’s always going to be hard work. 3 flips back to back so far in 2019 and 8 unit turnovers for upcoming college students is quite exhausting.  

It was just exhausting, the ones that are really good end up getting busy, and with the more properties they manage, quality starts to deteriorate.

If the exhaust freezes up, they can shut down, and if you aren't there to fix it, it can get cold fast! 

The Simple Path to Wealth by JL CollinsThis is by no means an exhaustive list but is a good overview of some books I found helpful in establishing some of the foundations for real estate investing and money management.

We mainly try to go through referrals if possible, but what do you all do if that option has been exhausted?

Exhausting your resources in a single place is a good way to focus, but it exposes you to the exact same cycle that everyone else beholden to.

I'd say exhaust all options before having an attorney review but if you can't get what you need and don't fully understand the contract I'd have an attorney review before getting into it.

It is exhausting dealing with run down buildings and inherited tenants like this that you are referring to.

The other thing is the building code says if you have a window you do not need an exhaust fan.  

IMHO, do not start looking outside your primary area until you've exhausted all options nearby - you want your properties as close as possible so you can self manage and save all those fees.