Before hiring a property manager, you should educate yourself on what a good one looks like vs. a bad one.

Refinancing in a soft market can leave you in a very bad spot if you are not careful.

When I run the numbers at 40% vacancy it looks like a bad investment, at 30% a decent investment and at 20% a great investment.

How many of us have made bad decisions and lost money, yet we always call it a "price of education".

I contact them, preferably face-to-face, and tell them "bad behavior" is not a protected class and we will not consider them for any of our rentals.

Otherwise, conventional will likely be the choice there too.I wouldn't be worried about the 10-financed property limit. 

She had such bad memories of it, she didn't care how much it sold for, as long as she at least broke even.

Kept it recorded and crossed my fingers....6 years later they got their life together and wanted to clear the judgement...lucky me...What I learned after all these years is not keep bad people out of my nice homes.   

Find a good agent, some let's just say suck really bad at understanding the scope of repairs. 

Not too bad!