let me know what you think if you go to auction.com you'll see it's being bid on over the next few days. 

Maybe you feel prepared and ready to go.

Huge red flag to not have your management company up to date on the local regulations, that leaves me as the owner in a very bad position.

@Dexter GoodrumRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

@Josh Otero some ideas:1) Key ALL the locks on each SFR to one key, including garage.- We used to buy locks at Home Depot and just swap handsets, but now use a locksmith for same cost.2) Get rid of handset locks (use passage knobs) and only use deadbolts.- Two locks on a door really don't provide any additional security.- Cheaper as only have to rekey/replace deadbolts.- Tenants can't lock keys in their home.3) Our locksmith created a Master Key system with 10 key option.- One master key opens every door- We go 3 levels under our master, so we can submaster 2-4 unit houses and apartment buildings- Don't need a costly and difficult to secure & track keybox.

Please share your thoughts We have to go through an SEC audit so we have multiple categories forced upon us.

Welcome to the those with like minded thinking. 

Plus you’ll have a higher basis to depreciate. 

The rates & terms they have access to seemed reasonable and I want to obtain a mortgage through them, but I can't find anything on them beyond 3 facebook reviews.

Prices will rise as demand exceeds supply and you will have to pay more.