While they did try to get the lender to work with them, they don't want to replace the management company because they are part of the GP.

Unfortunately - my current lot for my primary is 1 acre and VERY sloped, and close to a water source (creek), so the county has not even allowed me to permit my downstairs finished basement without an extremely costly renovation to our septic (over $60,000, and that doesn't count demo'ing and replacing our driveway to get to the existing tank and leachfield), and even if I could permit it, it would essentially need to be a treehouse in the redwoods due to the slope (not a bad idea though, I would actually love a livable treehouse on this lot!

For my rehabs, I pull owner builder permits where needed even for work done by licensed contractors.My jurisdiction does not require permits for cabinets, counters, or flooring replacement.  

I would not expect to replace your W2 income in the first year and would project it to take 2-5 years before you were able to replace it, unless you are sitting on around 3-5M right now.

It costs the same amount to replace a roof or furnace whether the house is worth $300k or $30k (assuming a similar size).

We replaced what we would have fixed if we were buying the house ourselves.

One of them hired a landscape guy, well, the landscape guy never came so I was paying $140 per month for nothing for about 7 months.The other property manager didn't tell the tenants they were responsible to replace the ac filter, that bill was $1000 to replace the AC fan motor.I am really afraid of blowing off the money.

I’d be very careful about who you replace this tenant with. 

.- If you hold a rental until death, you can pass it on with a stepped-up cost basis, limiting captial gains if then sold (limited by inheritance tax limitations).Too many newbies on this site trying to replace their day job income via "passive" real estate investing w/o digging deep enough to understand how it really works.

Your property is fairly destruction proof, costs near nothing to maintain, yet you can charge above market rents.If your property is nicer (class B) where the carpet alone might be $6k or more to replace when the tenant spills hair dye everywhere, you won't be as happy as in the situation above.