Any suggestions you have in that regard would be greatly appreciated. 

Good suggestion by @Drew Sygit to consider section 8 tenants for possible cashflow and lower vacancy. 

I'd suggest just creating one on your own - with excel when you create the template it's both the way you want it, and then also you fully understand it.  

I would suggest learning how to analyze property.

Hey @Patrick Drury thats a great insight, thank you and will look into the areas you have suggested.

Normally, as @Jaycee Greene suggests, you make a management fee plus a split of cashflow with investors (oversimplified explanation).

But starting with single-family can be a great way to gain experience and confidence before tackling larger deals.If you were someone I knew personally, I would probably suggest multifamily, but it's not for everyone.

But it's a risk.If the PM is that bad, I suggest you do some research and find another manager.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

@Andrew Grimmett If a seller is hesitant due to capital gains taxes, consider creative solutions: suggest an installment sale (seller financing) to spread tax liability over time, a 1031 exchange to defer taxes by reinvesting in another property, or a structured sale for flexible deferred payments.

Whether it’s the proper legal route or unconventional methods, I’m open to any suggestions to help me get rid of these tenants sooner.Thank you in advance.I completely understand your frustration—situations like these can be incredibly challenging, both financially and emotionally.