Teshaw has ignored every attempt we have made to collect.

I let my accountant know theres an error and he is attempting to fix it.

These are very risk gambles that should only be attempted with money you don't really care about.  

This sounds like a REALTOR attempting to attract buyers.

I have learned from experience that clear communication is far better than attempting to conceal the sale.

When I attempted to contract with them myself,  their bid was very much higher than the other 2 I gathered.

With management or attempting OOS self-managing? 

That is true, a lot of people if they don't at least attempt to be good at their job or at least be consistent they will also fail in other fascets in life sometimes.

I know, there are plenty of red flags there, but I do believe it is worth the risk when I consider how happy it makes my wife, how life-changing it will be for the family, how minor the financial impact will be on me, and how it gives me the opportunity to practice the steps of real estate investing with forgiving tenants.Finally, I am going to attempt to self manage as nothing comes close to cash-flowing if you include PM costs.

At least that way, in the event you never get your entire principal back (targeted within 5 years, although they'll make a best efforts attempt to get you out sooner penalty-free after 12 months (slight penalties months 1-6 and 6-12)), they still got to collect their management fee along the way.