I would love the opportunity to try syndications one of these days. 

3) Any advice for someone starting out, especially when trying to scale a mission-driven organization like this?

I've tried the lower 6-7% PMs and usually you'll either pay mark ups on repairs (what you've noted) or pay extra fees (i.e. labor hours, extra calls) that you may or may not notice. 

Try interviewing at least three managers.1.

We were trying to manage every minute of scheduling for the sub-contractors.

That is what I am trying to figure out.

I have some great examples in my book, including my father-in-law who lost tens of thousands from a single mother that he tried to help.Stay at market rates.

These are good attorneys, one of them even spent over 45 minutes on the phone talking to me about options, as well as a personal discussion about fishing, so he clearly wasn't trying to dismiss me.If you have a case, you can file a complaint with the state commission.

I've been looking at NC and GA recently, trying to find some entry level and easy to maintain property, but there are too many areas and it's really hard to narrow down.

Any thoughts/advice for small investors trying to get into larger properties?