I am interested in being able to add addendum's to the lease as well (pet policy, smoking, crime, etc...).

My worst experience was driving to my three decker at 2am to try to figure out why the smoke detectors kept all going off at the same time in the middle of the night.

There was tons of trash in the yard, and cigarette smoke on the walls inside.  

(say for instance smoking or having pets on the property when they are not supposed to)Didn't know the law concerning it and wanted to know if I can just add on that violation fee without a written warning first.

If they are smoking pot in your unit the smell can soak into the walls and carpet which can drive down the resale value and chase away a lot of good future renters.

Then I saw a review claiming the positive reviews were all smoke and mirrors and that they basically make people go around placing "We buy ugly houses" signs everywhere and it's not very legit Does anybody have any experience with this company?

There's a lot of smoke and mirrors around apartment syndications, how they're financed, how the investors are paid back and the risk involved in the transaction.Your example is approximately a 6 cap property.

Holy smokes, this article/video should convince you pretty well that you shouldn't let your "passive income source" be too passive.Not everything should be delegated. 

They've rewired the electrical and installed new smoke and fire detectors.  

I call that mostly a smoke screen.