I would ask your realtor for local property management referrals, they will be the best source of the top local players in your market3.

Definitely true, although I guess I could note there is one other good thing about blue cities and that is that they make it very difficult to build and thereby prices for existing buildings tend to rise as do rents (which ironically makes them less affordable and want to pass more arduous anti-landlord laws).  

If you jump into something before doing this - you're highly likely to get taken advantage of, or at best waste your time & money.Can't help with a coach:(Do recommend investing close to home if you can and then screen the heck out of PMCs with your expectations & goals to hire a good one.Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

But I will reach out to her because as you've said, I do tend to give the benefit of the doubt and perhaps she was unaware (even though she's ultimately responsible).

Any advice or information on similar situations would be helpful, as well as any eviction lawyer referrals would be appreciated.Note, the town is not Jersey City - our town is not listed.

Although the city sewer itself is pretty hassle free, it comes with being in a city and cities tend to be difficult to work with if you are running a mobile home or tiny home park.  

Additionally, townhomes appreciate much slower than detached single family homes tend to.My personal advice would be to sell this property and then 1031 either into a better property near you that is low maintenance, or (probably better for you) invest the capital into a syndication or partnering with an active investor where you should get returns better than the stock market. 

Capital expenditures tend to be EXPENSIVE!

It tends to be the sweet spot in Detroit today because it offers the best risk-adjusted cash flow.

Hi Robin,I do a fair bit of business as a lender in South Carolina; a lot of short-term rental investors tend to focus on the Charleston & Myrtle Beach areas, but if you are looking for properties that are still reasonably priced and don't mind some renovations, Columbia can be a great choice