This person pays one full month and now I am switching companies to evict them.The director of operations keeps getting fired and swapping with a new person and then they email me and dont even remember that we had already spoken on the phone about the eviction.I learned more about the eviction process by talking to other local brokers and property management companies who I wasnt even paying yet than I did from my own company.

Simply put, there are a limited amount of PMs that will operate in the area, so I ended up with poor management.

In our area, it is rare to find a gas station where the real estate is owned by the operator.

How about using SDIRAs not to hold assets but to operate businesses?

Don't operate under the, "we get along and can figure it out" mindset. 

It’s a well oiled operation to collect money then give you vague updates and excuses.

She also mentioned that they’ve been in real estate since 2006 and have managed over 30 properties (though this is more of a side business for them), which suggests a mom-and-pop operation.

Most people don't know how to use a wood burning fireplace correctly - operating the damper, not closing the damper until the fire is completely out, going to sleep with the fire or coals still burning. 

We have a RE attorney & mortgage broker to make sure our operation is legal & compliant.

Not fun, expensive lesson, but "woo hoo" you got a subto.Who trained you?