I even flew out to Kansas City to meet with the owner and other contacts.

At that point, it's worth researching and finding a solution that better meets your needs.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

 @Chris SeveneyThe long-shot play I became aware of; Capital Improvement Project Funding that the city/county have allocated for projects that meet 2 criteria.Have a lifetime greater than 10 yearsCost more than $50,000I believe, even if the water and refuse collection run is only 1000 ft, that may not qualify but to do it "right", that two mile run would allow the entire subdivision to be supplied with services.

Meet the players. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Nice to meet you.

This can be communicated to the agent so that you can have a "meeting of the minds" regarding showings. 

I can't specifically help you with regards to Irvington, New Jersey but I would definitely recommend going to your local REIA group meeting and asking who other investors there use.

**Inspections and Compliance:**You may need to conduct inspections to ensure the property meets current building codes.