In my experience, success in D-class areas almost always requires being local, extremely hands-on, and self-managing.

Jay,You mentioned total loss on syndication deals. 

I also looked at hundreds of deals online and visited over a dozen properties before I landed on this 8 unit.

If it's so great, then why the deceptive advertising/marketing tactics? 

I answered this on one of your other posts looking for the same thing.  

I recommend you decide, take action, and move on. 

PMs can minimize their suffering from unrealistic expectations by showing comparable properties that are on the market for rent and having a discussion with the landlord as to how their property compares and how his property can be more attractive to renters.Landlords are running a business. 

Personally, remitting myself makes sure I dive deep on numbers.

I would love to benefit from the savings of grouping the listings as a primary with add-ons, but the last time I tried that, there were multiple issues on their end.

You subject yourself to a lot of risk on DIY.