I manage around 400 rentals with 14 years of experience and have never been sued once.

Sell the properties.You mentioned having difficulty managing the properties as is.

For the property I purchase, I’d like to keep my monthly mortgage payments at $2,000 or less.I prefer a turn-key property since this is my first rental, and I want to start generating monthly cash flow immediately without the delay of repairs or managing two mortgages.

It is our hope no one in Blue Metrix is a victim of such an aggressive business tactic while part of their management team faces such a difficult health challenge.

I use Stessa to self manage 8 properties.

Can anyone suggest and agent or property manager that can help me with this?

Then rent the bigger home out using a property manager, allowing her to possibly cash flow and maintain that asset and let it continue to grow in value.Encourage her to consult with a CPA or tax attorney to explore the best strategy tailored to her situation.

Negligent forest management, drug addicts, or illegals? 

I am licensed agent but work for an investor doing grounds management.

Cash flow can be great if you manage it well and keep occupancy rates high, but factor in the added costs of management, cleaning, and potential vacancy dips.