Abstract fees (abstract of title fees).Charges for installing utility services.Legal fees (including title search and preparationof the sales contract and deed).Recording fees.Surveys.Transfer taxes (can also be deducted) Owner's title insurance.Any amounts the seller owes that you agree to pay, such as back taxes or interest, recording or mortgage fees, charges for improvements or repairs,and salescommissions.Settlement costs do not include amounts placed in escrow for the future payment of items such as taxes and insurance- they cannot be added to the basis.

If you make a high end facility and start offering a lot of high end amenities you are taking away the simplicity of the units and will be adding more work, and the potential higher expenses and capital expenditures.

Staying in the deal, just because you don't want to lose $11,000 is stupid...because you would be adding to the lose of $11,000.3 - "May Generate enough income..." and waiting a few years , just to see IF you can turn a profit is not a plan...it's a guess, and and unknown, including the unknown of how much more money you will lose, before you do what should have been done in the first place. 

I have 2 rental homes and another pending that will be added to my portfolio. 

Then, these would be added to your basis and carried forward to the new property.  

I feel like my PM may be adding to some of the issues here, but I don't want to blame them entirely.Any thoughts or opinions from other investors in the area would be greatly appreciated.

@Zach Quick thanks for the input, a gate/camera can easily be added and rents are on the low side compared to competitors a couple miles outside of town.

@Bryan Jacob Heilman Maybe you can try and ask yourself what are your skills that might be adding value to the potential mentor.

Made it very private be adding 90% black mesh around the pre existing and ugly chain link fence and segmented part of the front of the lot by building a wooden fence.

I live in CA and in some parts there is a moritorium on adding additional water using facilities, i.e. no new plumbing can be added.