We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

I recommend considering your cash flow and debt-to-income ratio before making a decision, and consulting with a financial advisor to tailor the choice to your specific needs.Good luck!

Every room was wrecked, windows broken, HVAC stolen, and the garage was just as bad.

I find it hard to believe such a bad market could get worse, but only if you know why it’s doing so poorly compared to the rest of the country.

As you look to scale, just make sure to hold/build reserves for when repairs come up and take your time screening tenants as you will find a vacant unit is much less stressful than dealing with a bad tenant.

We didn't know the siding needed to be replaced because it was just recently replaced by the owner before selling it to us, but probably with bad quality paint/siding. 

For Neal it may be win-loss of 50-50 or 60-40, both not bad on average for funds. 

Often in very bad ways.  

Like deferred maintenance, (bad roof, worn out water heater/AC Unit, warped flooring, water damage) etc, unpaid utilities,  unpaid taxes, a second loan, unpaid HOA fees, a bad pool, bad reputation, sometimes squatters, sometimes they were drug houses, and so on.

In court, I produced text messages between myself and the tenant showing I was attempting to fix the issue, but since she said she was without heat for 3 months during the winter, it looked really bad.