If you're willing and able to be more hands on, cut your teeth on a few flips or use the BRRRR approach on a few self-managed single family or residential multi-family properties. 

The first spending cuts people make during a recession are in vacation and entertainment, so any vacation market economy is very volatile to price swings. 

On top of the normal rental income cut, what are acceptable fees PM charges in the area?

Not much you can do about the % as store... it's pretty cut and dried.

Right now, the economy at large is enjoying a time of low unemployment and increased housing values, which may make places like Auburn look better than it is, but I would guess when/if there is a downturn, the types of tenants you would get would be some of the first on the chopping block when companies look to 'cut costs'.

In your situation, have you finally cut your loses and tried to find someone else? 

I am pretty sure you have seen those flip shows where the electrical was not done and delayed the placing of drywall or the granite countertop was not cut to size but the cabinets and counters were already installed.

Just kept cutting her off and then dismissed.

Why not just cut to the chase and do the testing?

But as you cut your teeth on your first smaller properties, you'll be much more able to manage and mitigate the risk of using professional management.Adding value.