That part needs addressing, i.e. the protocol for repairs and maintenance. 

So I called her and said well I can't even find the addresses.

Just to chime in... why would you keep working with a PM that you don't trust or won't take initiative to address your concerns? 

If the landlord is paying any utilities that are based on usage such as water, then I might discuss a rent bump to compensate for the anticipated increase in usage and address that with the lease update adding the person as an occupant. 

Before I buy my first property, I’m curious to talk with a financial advisor to ensure I’m in a good spot and figure out the most tax efficient way to pull together a down payment.

In fact, having a knowledgeable team (agents, brokers, property managers) can help you secure better deals and manage your properties efficiently, especially if you're aiming to be a passive investor.Holding Company: Setting up a holding company for your LLCs is a smart move, especially if you're planning to build a sizable portfolio.

., your address changes) easier. 

If you DM me your email address I can add you to our invite list.

I'm currently using Podio but it's very cumbersome unless you know exactly what you want with it or have someone full time to make it efficient.

For better tax efficiency, transferring full ownership to your mom and inheriting the property upon her passing is a solution to consider.