The mayor has been hot on out of state investors and poor property managers since his campaign. 

I've been doing revenue management for over 10 years now (hotels and STRs).

After paying a competitive rate for the property management and ASSET management that the small operator does himself.  

My lease states that certain clauses go away if I'm no longer managing the property.

During the partnership, you can jointly manage the property, increase its value, negotiate a flexible repayment plan with the seller that allows for larger payments after the property appreciates, ensure a written agreement that clearly specifies repayment terms and timeframes and refinance, and the sellers are able to 1031 at their leisure? 

And knowing a thing or 2, I'm gonna assume you are good at the details, and at managing paralegal team. 

The other 2 duplexes I have purchased have had no issues.Larry and Josh were working with me as well for 2 years then they just handed over the communication to management company and vanished once 2 or 3 year mark hit.

Likewise, a property manager should be added to a landlord's policy.From my blog: What does it mean to add your property manager as an additional insured?

I'm surprised you can find a manager for 15%.

I worked for a property management company that requires all potential tenants to check into the main office prior to showing as a means to provide a safe showing for the employees.