I also wondered why for every investment, if I am the only money manager , the result is always good ; the moment I throw my money to someone else,they screw me over.

I think a bit more info is needed to fully understand but it sounds like this is your first deal, & I would first start off by finding the deals & then securing the PM company.

Quote from @Jason Taken: did you actually have a secured lien?

There was an apartment building where the junkies used to pull out the medicine cabinets and throw their used needles into the wall to hide them.

My inherited tenants ALL SMOKE and none had security deposits. 

Still hungry lenders throwing loans around.

While I secured the initial financing for the property, I have two other partners/groupings (a total of 6 people) that are contributing to the closing. 

Throw me some ideas here community and possible lenders if you have them.

But if do a BRRRR from far away that's risky too, without a really good and trustworthy team in place and lots of checks and balances (security cameras, someone local to check on your property) and the ARV and refinance aspect can be challenging.  

If you love your job, make good money from your job, have very little time, and have cash want to park into a secure real estate asset, turnkey is the way to go.If you are opposite of that and want to dive into real estate investing operations, then fixed upper and BRRR.