If the water would have came back bad we were prepared to replace the pipe but was told this repair would be around $8K. 

I think there is a weird balance here, among professionals, where people may not want to bad mouth fellow professionals, particularly from the same areas, which can create a skewed picture. 

Not bad, but a lot of work and hard to find a specific expense if I can't remember it when I'm categorizing the expense a week later in RH or something.  

Every PM I've met has at least several bad reviews, but I'm hoping this helps. 

They either had below mkt. rents or high vacancies and bad reputations and with super managing them I significantly grew the cash flow. 

It sounds complicated but it's not as bad as it seems. 

I've had a couple of bad actors, but all in all I've had good experiences and continue to provide this type of housing.   

Maybe they are bad communicators.Assuming you still want the place, I would do anything you want to reach out via the renal address or professional websites, but home addresses and personal social media is going too far.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Willard,FHA has taken a bad rap over the years but to be honest it’s a great loan for anyone looking to use the banks money and keep your cash in the savings.