-When a tenant moved out, the management company refunded their security deposit but failed to account for damage, such as holes in walls and outlets ripped off the walls, leaving me with repair bills and also tenants moving in without the repairs being done.Stuff like this that is consistent and when I ask questions they are defensive, when I ask for more quotes for high ticket items they are defensive. 

Are you self-managing? 

It could vary of course depending on the defenses of the tenant and if the court is presently backlogged.

Many online courses are self-paced, so working on it in your spare time is absolutely doable.If a career shift isn’t your goal, you can still learn the "game" through various other means.

.- They can rent by the room and self-manage to produce day 1 cash flow.- Many of these HCOL areas also have strict limitations on AirBnB or short-term rentals... that do not apply to owner-occupants - thus allowing for extreme cashflow potential for house-hackers.

@henry Clark has posted on BP exact detailed steps to create a self storage facility.  

I found that a lot of self managing investors appreciate it a ton if they don’t have to do those things.

I never bothered to try talking to a lender because my credit score isn’t great and I’m self-employed.

Let them know that you're unhappy with them and see if the two of you can right the ship together and if not then self-manage or find a new PM.

With $150k here you’re just a little tight on budget but can make it happen if you self-manage and do your own furnishing and design.