Given your recent small multifamily inheritance, this could be the right track for you. 

I agree with the small group of investors.

Paulette, it is good to call out these bad contractors and unfortunately you are caught in a bad situation on what to do, start by a small threat that you will contact the BBB and report a claim if he does not show some progress, or if you know an attorney, maybe a simple letter from one may get him worried and he may start showing up.

Does anybody have any recommendations on small/community banks that they like to work with?  

Why do you think purchase contracts are so long and have such small print?

Nothing wrong with it in your guidebook as well though for a small page or section!  

Investigate what (if any) additional fees that they charge for handling evictions, and find out whether they go to small-claims themselves, or hire an attorney.

Small upgrades or re-leasing to market rents could boost your cash flow and provide additional funds for your San Diego purchase.If you'd like, I can connect you with a lender or help you explore potential properties in your preferred areas to see what’s realistic within your budget.

For someone in your position, starting small but strategic might be the best move.

The ways around that are to build a business around supporting their voucher and inspection program and spending no small amount of effort ensuring they are smoothly servicing your rentals.