On the 4plex I would recommend having it inspected to see if the systems are in good shape, and getting some contractor quotes on what repairs are necessary to make it safe and functional.

Once you have a short list, get an account with each one and run them through the wringer to see how they really function.

Hard money loans are more appropriate if the property is not livable (with conforming loans the house has to functional, although still a mess), or you are a more seasoned investor and it fits in your business plan.Hope that helps. 

Does anyone have thoughts on how to make property management companies functional for us owners?

Currently, have OLM which does not have the function (yet), and another database that only allows to campaign to one property owner.

They typically will not look under the floor boards or in attics or dig too far into mechanical stuff as long as the systems are functioning. 

and I got very familiar with my PV function on my RE calculator until you run the PV you would be surprised .for instance a 30 month Zero interest fully amortized note has he same cash value day one as a 15% 7 year note.. so in the day were we did land sales with seller carry back and our note version of BRRRR  we always looked at what our note buyers wanted for a return then manipulated the terms to meet the note buyers goals..   

Having said that, this house will function as a second home for us when we can get away and not a STR 365 days a year (at least immediately).

Operating agreements function as a legal contract between or among members of a multi member LLC, though even single-member LLCs can benefit from one, too.Joint Venture Agreement: In its simplest form, this will outline what is expected from each party throughout the duration of the partnership.

The current system is 16 years old and is still functioning, I am just looking to get it replaced as it's not the most efficient (turns on and off often) and two of the companies mentioned it's too powerful of a system for my place (100 BTU vs about 80 that is needed).