I have communicated with many people there that also self manage and do very well.

AGREED, lots of people are scared to tell their tenants and avoid the communication, which as you pointed out just makes the situation worse. 

While the VA IRRRL program itself is legitimate and beneficial for eligible borrowers, it's crucial to verify the authenticity of the communications you receive.

You have a risk definitely, but paying your PM on a more consistent basis may help you get a motivated professional on your team who is there to stay!

Sometimes people are so hyped to get partners that they partner too early with the wrong people. 6 months of meetups consistently will give a huge springboard, especially since you have a property already that you can get advice on how to fine tune as well.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

One of the main complaints I have heard is that the communication on the message board sucks.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

Im looking to do a BRRR or even some lighter renovation and will need someone trustworthy, communicative and good with out of area investors! 

She started out great but this last year has been hell trying to get correct rental income..constantly trying to get her to communicate with me etc. every month for the last year I ask why I’m not getting paid the balance in the ledger and she always says it’s because some of the funds are advanced rent payments that I won’t get till the next month…been going on awhile.