At the start they performed PM duties but sub contracted out construction  and brokerage.

If you do not have someone you can call to perform the work at that estimated cost, it will be a struggle to meet your budget. 

The internet is both a beautiful and a terrible thing.

Work to get existing use performing again fully.6.

I’d love to get your input on my options.Background:Age: 34Location: San Diego, CACurrent Living Situation: Renting a beautiful apartment across from the beach for $3,200/month.

That is why club houses, fancy mailboxes, flag poles, paved roads and beautiful signs are not to be considered. 

Track your deal performance on a spreadsheet.

Like @JD Martin said if you have the right language the seller must perform and close.

The signs could be falling rental prices, high vacancy rates, falling house sales, or high mortgage rates.Although investing in real estate is generally a “buy and hold” strategy, sometimes it makes sense to sell rental properties if they perform poorly.4.

Even if I were to collect the late fees it doest’t materially alter my properties performance and my tenants appreciate the flexibility in the very rare circumstances where they are late.