Make no mistake - it's stressful and it sucks taking on a project like this - especially out of state.

Now those same props are 110- 165k, (VERY dumb on my behalf to not keep 50 or so more of the 500, yes 500 I flipped there, HUGE mistake) I just picked up a 3 /2 all in full reno 70k, rented sec 8 1300, going to 1500- 1600.

You can probably file it yourself but depending on the court they may not be accommodating to an owners possible mistakes in the filings and you would lose months. 

This was a mistake I made early on in my investing. 

One reno mistake, you lose. 6 months to make 30k 18ksih on a 270 investment, terrible 

It's almost as if Dave Ramsey did that in the 80's and it all came crashing down on him and now he's letting people learn from his mistakes...I'm not saying Dave is the all knowing financial guru.

Unless there is serious mistakes or malfeasance, you might be stuck.Have you chatted with the appraiser yet?

Most who buy single family homes fail to even realize the true business they are in and make the mistake of continuing to chase the cash flow not realizing how inefficient of an asset class this is to operate, particularly in the lower income markets. 

@Vinay M.Recommend 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, 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.

“Start small and Make Your Big Mistakes Early.”7.