The Fed is expected to start cutting their interest rates in September, which should have a knock-on effect for mortgage rates coming down.  

Not to knock schooling, I have an advanced degree myself, but I recognize that no one would work for me that I would want running my show.There is a lot showing in your frustration, I feel for you, but it's a challenging time in the industry and without experience and the advantage of having been through a few down cycles, you may just need to read about the down side of real estate to get to the next level.

Fastest growing company 3 years in a row now - blows away the school of hard knocks.

You could knock on doors and find cash owned properties where the seller will owner finance and end up with several notes on several properties to several sellers. 

Growth and huge ambition: Getting your teeth knocked in5.

If you're willing to put the time, strategies like cold call, direct mail, door knock, PPC, social media might be worthwhile.

No knocking on doors, no "the check is in the mail." 

This is of course barring your PM agreement.If they don't upcharge on maintenance, and the rents are still at the level you want, I would get that deferred maintenance knocked out then fire the PM.

Just build a new property, knock some holes in the walls and urinate in the corner.

Knock on a few doors, explain your situation and ask neighbours who their insurance provider is.