You can continue to try to bash and bully all you want.

It’s definitely not rocket science to do. lol

Tenants don't like to be bugged so I always try to be as nice as I can when I help a client sell with a tenant. 

These are good attorneys, one of them even spent over 45 minutes on the phone talking to me about options, as well as a personal discussion about fishing, so he clearly wasn't trying to dismiss me.If you have a case, you can file a complaint with the state commission.

I've tried the lower 6-7% PMs and usually you'll either pay mark ups on repairs (what you've noted) or pay extra fees (i.e. labor hours, extra calls) that you may or may not notice. 

Any thoughts/advice for small investors trying to get into larger properties?

You are trying to say you will use the " investors" to fund community programs, that sounds like a charity because there is no earning on the investment.  

Just search and try to find ones that understand sourcing investment properties. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Just trying to learn more about the process when its purchase only as I've seen that option on some lender sites.