Go get em!

How do I get the phone numbers of the owners of the properties?

There are ways of buying a property to get around seasoning time requirements.

Because it doesn't matter how much you get on a PA if it can't appraise. 

Owner-occupied commercial properties generally get better interest rates and terms when compared to pure investment properties. 

@Chantelle LewisRecommend 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 (BiggerPockets: The Real Estate Investing Social Network), 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.

What lenders did you use for refinancing, and what terms did you get?

@Mindy PerryYou need to report rental income regardless if you get a tax form or not.

I think about this often, its really just running the numbers - if you borrow 100k at an 8% interest rate, will the investment get you more than an 8% return?

The predicament we are in is the property is not in the condition to charge that much for rent and we would also leave a lot of money in the deal once we refinance if we cannot get in there to fix it up.