You'll need a lawyer to draft the operating agreement.My recommendation is talk to a good asset protection, real estate investing attorney and sophisticated investors to understand what you are doing and the risks and the protections--part of just being educated.

If they are confronted with a reality that differs from theirs, they may react in a way to allow them to maintain their comfort zone and defend their reality, often by utilizing ridicule, insults, or derision to avoid further discussion and any facts emerging that threaten their position, beliefs, perception, comfort zone and feeling of authority.

I believe that at times we allow our opinions to be influenced by assumptions or perceptions.

I seriously doubt ALL Nigerians are scammers and it's unfortunate that's the perception on BP.

Nasty landscaping, poor dumpster placement, parking that is poorly organized are a few things that may be easy to remedy and change the perception of the property. 

You need time for the perception to update.

@Lorcan Malone It's certainly possible, but there are dangers in doing so and the perception can get you labeled as predatory by some if you're not careful. 

Its not as sophisticated as Appfolio but they do have great customer service and their web-based software does the job.If your PM is doing a good job I would really stick with them. 7% is a good rate and like you said the software will only streamline processing new tenants, advertising for vacancies, and getting maintenance requests but it won't eliminate the need to do showings and respond to calls.

Also a planter on the steps next to the porch to decrease that perception of asphalt expanse. 

I've created multiple sophisticated marketing funnels based on legal, government and real estate Pro's.Leaving your marketing to others is not my idea of assured success.