Think of it this way:Snag a house in the hottest market in the country --> pain to finance (HML or otherwise) ---> can't/barely afford payments ---> try to hurry the fix n' flip process ---> make rookie mistakes under pressure ---> waste time, money and resources.Either your mentor is ripping you off OR you did not understand his system by asking the right questions.

The agent told me it is a pain to move a post office and no benefit for them to sign up for the extra work involved. 

Buy stories like this can signal a top.

Your property management team shouldn't be a pain for you. 

Only has a PO box and a friend at a local business who will take messages(and also gives her legal advice).I have given 30 days notice, but I'd bet money she wants to take this to court ect.I want to try to do a cash for keys but I am not hopeful (I tried once already and she ignored it).Help, is there nothing I can do but brace for the pain? 

Its quite a painful process.

When a tenant is in arrears, they should be checking more frequently ... and they should have never allowed them to get "several months" behind.IMHO, the PM company should be embarrassed about dropping the ball and offer to shoulder some of the pain (if they have in-house trades/staff, they could provide the labour at very little cost to themselves).  

Even though indicators continue to signal strong, I've decided to back off (at least with market deals) and see what happens. 

I tried a few times and it was uber frustrating i just never went there again.. and being an agent representing a buyer it was painful.. your buyer is e mailing you everyday wanting updates.. listing agent wont communicate becasue they are swamped and have nothing new.. it was very unproductive way to sell inventory.. but we had to remember this was a crisis and banks simply / and servicing or asset managers simply did not have the man power to deal with it all.. 

This short read discusses the pains of undervaluation of time vs cost when doing a project.