If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

I think the big question is how badly do you want to keep the extra $50k liquid?

But that's not too bad for me.

This isn’t a bad thing!

People are busy with the holidays, and very few are focused on moving. 22 days isn't ideal, but it's not bad for this time of year.

I would not wait for something bad to happen.

I used to think all realtors were more or less the same as well :)Of course there's good and bad and shades in between.  

How bad is the insurance, how high are the property taxes, is there an Hoa, etc etc. 

I don't lend on bad deals. 

Not to mention, they probably won't want to admit it if a building they manage is in really bad condition.If you're serious about buying you should first talk to fellow investors and define your buy box.