Real crap! 

A PMC is the ONLY one that will deal daily with your property.Here's some copy & paste advice on hwo to screen PMCs:Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Maybe you need a land trust.

That being said, anything can happen, but if you run your numbers accordingly, make sure that your contractor is trusted and do all the other stuff you'll be a little more protected than the next person flipping that does not do this type of calculation. 

I have been investing in real estate for well over twenty years and can tell you there are a lot of ways to make money in real estate. 

Real estate success is driven by demand, it sounds like you will have more tenant options and higher prices in Ft.

I am searching through all the BP threads trying to find the best fit for me in terms of asset protection/law/CPA firm that specialize in real estate investment and have narrowed it down to Anderson or KKOS/Mark Kohler.

on the HML did U not get a first position mortgage or deed of trust with lenders Alta ?

i can send you a few i use and trust. send me a message to share

I should have mentioned that I am out of state in Colorado and I'm not connected yet to contractors that I trust to do a rehab.