You should also have at your disposal the money to pay for the attorney , which can be refunded to you by the llc even though it's just your money in one bucket and the other talk to your tax person about this . 

They promised a turnkey solution with active, professional, experienced project management and an entire permitting department at our disposal.

Move out everything you move in or dispose of it properly.

Most of the expense in removing the tree is in disposing of it.

She again worked with the tenants next door and their landlord to get it removed and disposed of as we can't have rotting animals in the backyard in the middle of the city, honestly I don't even know how that would have ended up there. 

Sure the shingles run a bit over $100 a sq , but you need felt paper , drip edge , flashing , coil nails , misc supplies , delivery , disposal costs , labor , insurance , sales commissions , overhead , whats left is profit , and it it runs around 20% . 

Also figure disposal costs (mattresses especially) and I am going to guess your stairs need repainting (maybe dark blue or brown treads this time) that is not normal wear and tear. 

If it is not removed in twenty four hours, Landlord will remove and dispose of it.

I need to fix the garage, garbage disposal, and there's possibly mold in the attic (don't know how true this is since the guy who cleared my vents was getting me to purchase his service for $2k).

Regarding if you should DIY manage or hire a PMC:Many new investors read a couple of posts and then think self-managing their rental property, and avoiding PMC charges, is an easy way to boost their ROI.The reality, is that many of these investors really haven’t taken the time to properly understand what it takes to properly manage a rental property and the corresponding tenants.Here’s a list of some of the requirements to properly manage a rental property:Knowledge of all local municipality, state and federal landlord requirementsIntimate knowledge of all Fair Housing statutesUnderstand all federal privacy laws, as they’ll be handling social security numbers and IDsProper business insurance in the event their computer is hacked and or they improperly dispose of tenant data.Where to advertise their rental, other than ZillowWriting ads compliant with Fair Housing statutesCreating a process to accept calls/texts and schedule prospects to show their rentalA rental application and application fees that meet all local and state requirementsKnowing how to screen applicants to avoid professional tenants and the growing amount of fraudulent dataA lease compliant with all local, state & federal lawsUnderstanding local and state requirements regarding security deposit collection and holdingRent acceptance options for tenants and accounting system to track, including late fees, etc.Plans to handle nonpayment of rent issuesKnowledge of their local eviction laws or access to an attorney familiar with evictionsHow to accept, track and respond to tenant maintenance issuesBuilding a list of handymen and contractors for maintenance and turns between tenantsExpertise at evaluating tenant damages to charge against security deposit when tenants move outResearching local utility requirements to avoid suspension of services that could lead to frozen pipes or flooded basements, etc.