Reading here about the variance in PM quality, finding a good one seems like it is perhaps the most important factor in the PM decision.

At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

We will quickly correct the excess spending, and fill the vacant units with quality residents.

I'm in the middle of a BRRRR too and I chose to have Sherwin Williams color match "inchyra blue" for walls I usually just go with Behr but with cabinets, will be so much easier if you have high quality paint!

It's pretty tough to find a quality carpenter as well.

My advice would be to partner with someone who has additional funds so you can buy something that is of quality. $8k won't get you anything in a class B or A market with 20% down or even 10% down. keep going though!

They were not terrible, some people would call them C minus, and it wasn't even that much about financial considerations at the time (appreciation was not a thing back then in Milwaukee) but just not what I wanted to own or manage, so I sold them to them tenants - after quite a bit of financial coaching to get them to qualify for a loan.My standard advice is always to buy the best quality property you can afford.

I've walked their properties in-person, and their build quality is good.

Unfortunately they aren't very good for finding quality Realtors.

You are being very conservative to avoid making mistakes, and that is a rare, admirable quality in real estate that is often undervalued.