It likely is out of date as to cost as this info is quite old (my guess is 5 years but it could be longer):- Rent Recovery Service: offers flat fee service starting at $20. 3 letters start at $30.

We only needed to pay earnest money and a portion of the closing fees bring upfront investment to 12-15K.

Especially after capex, vacancy, management fees, etc etc. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

I get the feeling Quest is resigning because there is not enough fee income to be made from me, so I'm being dumped.

Foreclosure sale could sell at same price as original purchase, but with accrued interest and fees, all LP equity gone.At the end of the day, all LPs loses boil down to an issue with cash flow available and/or a decline in overall values.  

It looks like water is not being paid and I can only see a small fee every month (that is over due) meaning the meter is likely disconnected.

We built two homes side by side on infill lots with a lot value of $20k each and hard construction costs of $196k (builder’s fee not included).

Now if you add a guru in to consult for you at a monthly fee, you just made the situation much worse. 

Its just hard and if there is any softening of the market.For the original investor:1.