This move is expected to generate an additional $30 million in operating profit for the fiscal year.The closures come as Seven & I consider a higher unsolicited buyout offer of $47 billion from Alimentation Couche-Tard, the parent company of Circle K.

Don't forget to factor for this - upon moveout, we reasonably expect to cashflow around $500/mo, which will allow us to maintain and hold for as long as possible to collect appreciation and yes some extra money toward the next investment. 

I am not really sure on how to fix it but I am sure it is extremely broken. 

Let them work with you on your ARVs when you get serious about a property (don't thow them a thousand deals you see and expect them to do CMAs all day long...make it worth their while).

Perhaps not the best example, but  what you are doing is no different than a medical patient who walks into 6 doctors offices with a broken finger asking to be treated with radiation.

@Peter FaulknerRecommend 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.

Expect 1 of 3 things1.

No restrictions or caps on supply, and I don't expect the City to revisit this anytime soon as it was about a 3 year discussion that I think council is happy to put in the rear view mirror. 

@Adam Bartomeo in the area where the property is, for the smaller units, it is common expectation that all utilities are included with the rent.

Because your x-ray vision missed the broken sewer line, broken hvac, you thought those hardwood floors under the carpet were better than they really are, etc.