That way you can pull your cash out tax free (verify with our CPA) and still own the property.The market is hot for sure.

Ultimately we still haven’t filled the vacancies and are still having issues with a sec 8 accounting ( which they claim is not their fault and I have spoken with others verifying that the sec 8 is difficult to work with and very unorganized) At what point do I cut my losses and move on to a new PM.

Verify if the wiring is copper or aluminum.

In other words, you are probably going to end up paying the bill unless you can somehow get the tenant to pay.If a tenant leaves, you should be able to verify the bill status BEFORE refunding any unused security deposit. 

From what I can tell, you have the option of using them either as your home inspector or in addition to your inspector to verify the necessity of improvements for the 203k loan (you have to use one) - https://entp.hud.gov/idapp/html/f17cnsltdata.cfmFor regular 203k loans, there is a minimum of $5,000 in repairs to add to the mortgage of the house.

Regardless if the expenses are below 40% of the PGI, it is just something to be skeptical of, not saying it's not possible, just be very skeptical and verify everything if that is the case.

You can use a different investor friendly realtor if yours is not making the grade, just verify if you signed an agreement with them.Good luck.

Acquiring property management companies these days is a challenge and you will find out that even if you have a large check book, you are essentially buying someone's identity and future (in their eyes). 

I did call his employer to verify. 

Those are your 2 big risks in the deal, value and rehab, so if you can verify these before you are committed you are setting yourself up for success.As for Matthew's comment, we do not have an office in Maryland so I am not sure if he has worked with us before.