I got the property off-market for $250k from a trusted family friend.

Sellers will lie to you and you have to "trust but verify"It's your problem.

I've never done one personally but my understanding is it involves the home being put into a trust, with the sub2 purchaser buying the trust from you.

If you hire a PM, your financial account structure can be simpler.If you plan to continue purchasing rentals, I like some key accounts at the "management" level (income, opex, tax, owncp, reserve) and only have 1 checking account per property to prevent having 100 accounts and unnecessary complexity.

But by the way they perform Matt must over burden them with tasks outside their experience level.

Even on referrals a lot of contractors are hesitant to run around for investors new to an area until they trust that they will actually get work out of it.  

If they work and the risk level is something you are comfortable with, go for it.

Moreover, office spaces often face more competition, especially with the rise of remote work and changing demand in the market.On a personal level, I prefer industrial real estate for several reasons.

Once you know who in your circle has $ to invest, you then need to understand their risk to reward level so you know what deals fit their bucket.

i'm just saying - that doesn't rise to the level of meriting "partnership."