I have learned from experience that clear communication is far better than attempting to conceal the sale.

I truly believe that how I run my properties and take care of my tenants is a direct reflection of my character and work ethic. 

When I attempted to contract with them myself,  their bid was very much higher than the other 2 I gathered.

With management or attempting OOS self-managing? 

I know, there are plenty of red flags there, but I do believe it is worth the risk when I consider how happy it makes my wife, how life-changing it will be for the family, how minor the financial impact will be on me, and how it gives me the opportunity to practice the steps of real estate investing with forgiving tenants.Finally, I am going to attempt to self manage as nothing comes close to cash-flowing if you include PM costs.

At least that way, in the event you never get your entire principal back (targeted within 5 years, although they'll make a best efforts attempt to get you out sooner penalty-free after 12 months (slight penalties months 1-6 and 6-12)), they still got to collect their management fee along the way.  

attempting to respond earnestly to your post - Satanic ritual abuse is a real and serious issue that often goes completely under the radar for many reasons.

Even paying it late they're obviously making an attempt, which is 99% more than most tenants would do.

Re-read your contracts, document your correspondence (and attempts) with your builder and demand documentation to match up any payments/draws with what's actually been competed on your build.

Attempts in Northern California for a rail system has costs billions and years of taxing people to pay for it.