The PMS around here are pretty terrible, I've worked with a lot of the larger ones in Cleveland and I think they just take on more properties than they can effectively handle and don't hire enough additional employees to make it work. 

-------------------------------------------------------------------------------------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.

Hire a public adjuster. 

Hey Patrick - we are targeting more sophisticated investors who will appreciate our approach to help them drive NOI margin and make informed buy/sell decisions.  

Call the PM (I don’t think HABD will provide information on a property you don’t own - even if you can get them to answer the phone).

Go through the formal eviction process, hire an eviction attorney.

Thank you for that information Peter.

I would greatly appreciate any guidance or experiences you can share to help me make an informed decision.

Good information!

@Aristotle Kumpis thank you for the information!