Going this route is more involved and that makes it more costly too.

.- Property purchased in July 2024- Rehab not complete, and I got a local person involved who meets them on site weekly as my representative on ground- Due to his observation, we discovered foundation issues that need correction.

The easiest of all the thing I've been involved in.

This will allow you to get the sheriff involved immediately.If you are already past the notice period then you will probably have to follow whatever state laws are in place for the notification period and possibly the eviction process.

With online access to almost every jurisdictions property recordings, lenders today use software that automatically searches property transfers for transfers involving their loans.  

The PM handles almost everything except the decision-making.Would it be rude or inappropriate if I communicated directly with the PM without involving my realtor?

If you have family get them involved...sell FB marketplace and eBay for a year and they can do that from home.   

Most value adds involve work   Some require specialized knowledge.Here is a list of why adding ADUs in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

If I have a JV with other investors and we need to pursue legal actions, I always involve the other investors when interviewing attorneys.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.