They specialize in multifamily as well!

Is this the only market you are looking at to invest in or are you open to out of state investing as well?

My experience with PPR has been consistent with yours, as well as the search to find them.  

The biggest question I would ask is how well they know the area such as neighborhoods and do they have connections to building a CORE 4 such as great contractors, property managers, attorneys, etc

agree .. other wise its just the bottom feeders looking to take his equity from him  with couching it as a rescue.. his best bet it to sell if its owner occ the profit is tax free .. regroup and start over.. 

Is this true as well?

Have a great foundation repair company in your contacts list as well as a great structural engineer.Some flippers thrive on these properties as without repair they can be difficult to finance with financing an owner/occupant would use. 

When faced with scenarios like this, it's tough to answer such a specific question with limited information. 

If you want to look at total expenses over the years, you need to look at total income received as well with your potential sale price. 

I’d wake up at 4:30am to continue watching the course, soaking up as much information as I could.