While the VA IRRRL program itself is legitimate and beneficial for eligible borrowers, it's crucial to verify the authenticity of the communications you receive.

Im looking to do a BRRR or even some lighter renovation and will need someone trustworthy, communicative and good with out of area investors! 

She started out great but this last year has been hell trying to get correct rental income..constantly trying to get her to communicate with me etc. every month for the last year I ask why I’m not getting paid the balance in the ledger and she always says it’s because some of the funds are advanced rent payments that I won’t get till the next month…been going on awhile.

The reason those locks charge monthly is because there's an ongoing upkeep cost to maintain the software and communications network that are essential to being able to program the lock remotely.  

They should have clearly communicated to you what work required permits and that they could get those or not but the choice would be yours and that you would bear the cost implications either way.

They both have courses, online communities, podcasts, YouTube channels, etc. etc.

Also, building strong relationships with your investors and maintaining open communication is key to establishing trust.Your deal structure looks promising, and with your background, I'm sure you'll do well in this new venture.

However, I have reached out to and interviewed several PMs, and there seems to be a big communication issue - a large number of them are unresponsive, replying w/ pertinent info days after they said they would -  if at all. 

Bonus points if it also is great for maintenance requests and managing current tenant communications.

If we can't secure funding through formal channels in 15 days I think we are going to go 2/3rds angel investing.