The filing process was simple. 

A simple business decision that's up to you.

Relationships and communication is huge and that's what we try to focus on.

@Bob Gruenig it might help if you could clarify what you're trying to accomplish with the LLC strategy.The most simple and common way to invest in a syndication is to put money as an individual.

Just like any other relationship, communication is key. 

I would be focusing on cleaning up bookkeeping, communication portal with client, vendor list management, payment processing, etc. 

Even local title companies are turning down business for land sale without a very clear and open communication of all parties.  

Will just help you out as you shop around.Final note: if you liked working with this PM (other than the lack of communication on maintenance), maybe ask them for quarterly pics/etc of different parts of the property in order to find a solution to this issue for the future.

Could it be as simple as finding a good Realtor, buying in a working class neighborhood, etc, and renting it out?

Grace Property Management is pretty decent.As for the draining of the buckets, simple solution.