Utilize your resources on here and I'm sure you can come to a happy conclusion on wheather to self manage or hire a PM company.  

I’m not sure where to go from here or what, if any recourse can be made to recoup my money.My take is you get what you pay for & low interest is not worth the crap we had to ho thru and in the end, they didn’t come thru but will brag how they close hundreds of deals a month.well, they didn’t close this one!

I’ve got 31 units, and I’m sure there’s 4-5 other landlords with 15-50 units in my area.

Not sure if you have a place to live/call home, but by your content I'll assume you have a place to live and don't need to townhome yourself.

Durham tends to offer slightly better cash flow opportunities compared to Raleigh, especially if you’re targeting neighborhoods that are up-and-coming but still affordable.

I'm sure people would pay extra for some kind of "meal prep/private chef" type package in their living situation.You've got the right idea thought, but don't be afraid to reach...nothing wrong with dropping your price after a couple weeks if you don't get any interest.  

I'm not sure what the current appraisal value is, but comps in the area range from $600k to $1M+.

Quote from @Victor Patel: I’m not sure where your property is located, but it’s likely that you won’t be receiving rent anytime soon.

But I am sure you have learned a lot from your first two attempts. 

I cannot afford another above the $16,000 which is why I told her $15,000 was the budget.I also stated to let me know of any extra charges that come up so I can watch the number.