My GC disappeared two weeks ago.

You agree with the management to pay monthly towards your property taxes only to find out your years in arrears and no payments have been made.When you do manage to switch to a new PM company, the old PM cannot produce leases current, PM has misplaced keys, tenants deposit has miraculously disappeared, house was left "unsecured" and thieves have removed all copper plumbing from the house and/or there's a squatter who's taken up residence.Only a licensed real estate person can legally manage other people's property.

Often times you'll hire a team lead and then they disappear.

We can get 15% of purchase down with repairs up to 85% of ARV all day everywhere but the 5 year lock is starting to disappear as well.

They abruptly changed their tone.  

We had someone disappear during his last month who told us to use his security deposit as rent.

Also $8.5k can disappear in a hurry.

Or do they pop up and disappear a few days later?

If they suddenly disappear, don't actually have an office in the market they rep, or 'just can't seem to fit you in' in a timely manner, those should be red flags.Turnkey is an awesome investment, but you have to do the legwork up front to choose partners you can trust for 10+ years.

If you sell the property, that rental income will sooner or later disappear and your ability to leverage will decrease.