I am invested in a small multi family in TX and the management was not able to fill the property and do repairs and the income has dwindled badly.

Hi Martti,I happen to be someone that lives, eats and breathes in this area of Real Estate investing every day in Detroit MI. 

Used PSI last year, they did a bad job, the snow wasn't even bad last year and with several attempts asking them to do better within the terms of the contract, they still sucked. 

The reason being if you show them those reserves and the deal goes bad, they are gonna come after you for that $ and that will put you in a really bad position.

I truly feel bad for people who have to work instead of investing in real estate, especially those with kids.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

One bad situation can harm all the properties.

If you tie the bonus to early renewals, a bad employee will renew bad tenants just to earn a quick buck.

And how do I roll this into a cheaper mortgage (my dti would be too bad for another conventional).Maybe a lender would be able to consider the electric "working" with the proper inspection?

Sometimes the long term capital gains are palatable and it may make sense for you to pay the tax rather than force a bad deal.