Quote from @Tim Horning: Hi Carl, I am going thru the exact same issue with my first rental; a large 3 unit house.

You could also try looking up money judgements filed against local businesses at the magistrate level and target them with direct mail or driving for dollars. 

It takes getting off the road everyone else is driving (the MLS) and putting some work into it.

An in-house attorney would focus on resolving issues efficiently rather than driving up fees with extra billable hours, which can happen with outside firms.That said, I’m questioning whether this is the best perspective.

The following day I got a small counter back and I accepted.

You might be able to find something in a neighbouring state to the east which is within driving distance.

This seems counter-intuitive as I doubt you’ll ever find a really good PM company but the headaches of managing any kind of a problem remotely overshadows the ongoing concern that a PM company is inefficient and expensive (at least it does for us).

He's an acquired taste but I've read many of his books and maybe I'm a fool, but I believe he is genuine in his commitment and drive for success.

@Wells H. you can spend DAYS driving through Detroit!

You'll need to really look at yourself and understand what you do well and enjoy, at the end of the day if you enjoy what you do you'll have more drive be successful everyday.