The fact that your property manager only advertises on Zillow is worrisome.

We have used a property manager in the past and started self managing last year.

Further Evaluation (Professional based)Comment 2: Yard wetComment 23/24/25/26/27: Electrical WorkComment 4/5/6/7/40: Glass repairs/sealedComment 28/29/30: Hvac repairsComment 49: Chimney inspected/cleanedRepair (Handyman based)Comment 3: Vegetation removalComment 12: Leaking hose bibComment 13: Sewer cap replacedComment 19: Door knob replacedComment 22: Replace all batteries in smoke detectorsComment 38: Replace clamp in sinkComment 39: Replace dishwasherComment 41/48: Dry wall prepareComment 44/47: Door repairHave you decided on a property manager yet?

I own about 40 props in Illinois and N Indiana and have been working on taking the next step... starting a property management company.

The 3rd thing that has reshaped my entire opinion of the tax advantages of real estate, is seeing my 88 grandfather holding five quite valuable illiquid properties, long story short it’s a mess, it’s causing family drama, he is in zero shape physically or mentally to manage them, the all have cap-ex needs, again these were amazing buy’s literally multiple properties he bought for under 50k that are now worth over a million but there is probably a time and a place for owning real estate, so I don’t really have a need to own more than maybe a few properties into retirement.

Make sure you understand the basic math, what qualifies as a good investment, how to manage your investment and prevent losses, etc.I would start with Set For Life by Scott Trench.

You can provide a formal cure notice to your LL/Management and if they don't address it then you can move to next steps.

If you are wanting to manage someone else's property and aren't even local to the property you aren't adding much value.

They’re often well-connected to contractors and property managers who know the drill for moderate rehabs in that area.

I would suggest building your CORE 4 which consists of a great realtor, contractor, property manager, and attorney after you choose where to invest in.