The people who can use LLCs aren't asking these questions.

Push through this, find new, better management systems/company, and know that someday it will get easier when the kiddos aren't needing you so much and the homes will appreciate over that time even more!

And why even have notary if we aren't going to believe them.

If you aren't already in a group, check out meetup.com to see if anyone has started one in your area.

But, most BPers either aren’t interested in, or like me have no talent for doing the carpentry, electrical work, plumbing, etc. in renovating a house.  

If they aren't month-to-month, you aren't getting them out, and even if they are, you will likely have to line their pockets with cash for keys to get them out.Who is in the third unit?

You aren't fit for being a landlord.

I would also say everyone who works for the PM or in the office of a PM represents you so if they aren't competent that reflects on you. 

There aren’t any tricks.  

a lot of people just aren't honest about their costs - they'll put $50K down, pay $10K in closing costs, spruce up for $15K, and spend $3K to market and place a tenant, and then they'll make $88 in month 3, and say "i made $88."