A PMC is the ONLY one that will deal daily with your property.Here's some copy & paste advice on hwo to screen PMCs: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.

My business partner does a lot of work for UB property owners and shares some pretty rough stories with me.

The owners at the time were directed to our Real Estate agent and she showed us the property as it was a good investment opportunity.How did you finance this deal?

I’m an investor and the owner of a property management company based in Kokomo, with portfolios extending into the Indianapolis area.

The idea behind the expansion would be to make the property more profitable for two owners and to always have enough units for the owners’ to be able to enjoy the property without having to disrupt the rental business.

However, if the owner lives in Cuyahoga County or a contiguous county, the owner may be listed as the local agent in charge.

Have you approached the current owner of the car washes to see how much they want in a sale?

Possible to maybe build one similar to this with an add on for small business owners and REI's. https://docs.google.com/spreadsheets/d/1xYOKT2eNS588cj6_8jVv2vobAfAhCVUd/htmlview#gid=1221524195

I would also INSIST that the seller have independent legal representation before I entered into a contract with an owner occupant.  

The 1 mile income radius could be misleading in either way to the positive or negative if the property is on the right or wrong "side of the tracks" so to speak.The 80% occupancy, if it's solely due to the mismanagement of the current owner could be an opportunity.