The setup was smart.

I know it's smart to calculate property management but i'm going to manage myself.  

First, I hope you are being smart and following fair housing practices in advertisements and such.  

Smart people don’t just blindly give away their money.99.9% of unsuccessful real estate investors approach family, friends and others and say “hey, will you give me $20,000 so I can invest in real estate.”

Have fun - don't take yourself too seriouslylearn the pleasures of COLD CALLING sellersread financial newspapers - look for auctions - law suits -failure to pay taxes notices and business opportunitiesSearch tax sales - attend tax auctions - read probate adssit in court - listen to cases - find motivated sellerscreate a Fiduciary Buyers Broker agreement with smart agents - pay them for non-listed real estate.don't waste your time with non-responsive agents - brokers - lenders or sellersbe demanding - get answers - don't be passive - at our age (I am 75) we don't have time to waste!

I wish I had been smart enough to do this many many moons ago. 

The property manager hasn't responded with any suggestions or ideas to why this might of happened.Daily Water usage (1CCF-748 gallons) from the smart meter. 

." - Some smart person

Im pretty familiar with home wheelchair accessiblility and how the business operates.

If you were to not find a suitable replacement property then your smart move would be to not turn in a 45 day letter and simply pay the tax.