The one with evidence wins.As always, @Nathan Gesner coming through with the most solid and practical advice.If you have issues with your PM, be very direct and state your case.

And don’t forget to build a solid local team—agents, property managers, etc.

However, good solid money can be made in Real Estate, just don't think it is a get rich quick concept.

I have the same dilemma and can't find a rock solid tool without spending 100's of hours building mine...much appreciated.

We're now just about 3 years in and have had solid occupancy.

Even after moving 2.5 years ago, I continued to self-manage because I had a solid network of connections that made it pretty easy to handle remotely.That said, it eventually came down to wanting my time back.

that's $100K+ in cash PLUS a solid plan to achieve for that return. 

Those factors, and others, such as high prices in desirable markets, make finding a solid investment difficult.  

I've got solid connects to them just being in the trenches; granted they are more connected and deeper I don't doubt I can get there just by being around and doing deals.   

Finding solid contractors is the hardest part of the equation.