You may want to even push that to 20% since this is a low-value property, there may be additional costs due to the 18 acres, and with separate buildings, you won't see as many efficiencies of scale.Management will likely be 10-12%.If the water/sewer is town, do the tenants pay that individually?

The one thing I will say definitively is make sure you find a GP who communicates well.

It's just not as efficient as maxing your leverage, but it's also safer and will give you greater peace of mind.

At that point, the tenant, who had ignored previous communication, responded that Grandma is just "visiting" (NOT what she told her caseworker), and that she DOES have a bed in a specific nursing home, that they were just "trying it out", to see if they could manage keeping her with them, and that if they could, THEN they were going to ask if they could have her move in with them, and that meanwhile, one of the bedrooms in the house would be dedicated to her exclusive use when she visits, which means that they are packing 7 children into two bedrooms, with the fourth bedroom set up with a walker, oxygen, all Grandma's needs for when she "visits" but there's not much I can do about them stuffing 7 kids into 2 bedrooms, while keeping a guest bedroom. 

Their purpose is to relieve the day to day management from you but it is still your property to oversee and you need to communicate with your PM.

Take a look at the expenses: are there ways to minimize maybe by offering a cable package or from Water Bill perspective, installing water-efficient plumbing.

I would lawyer up and stop communicating with the investigator . 

Put another way, you have equity that is not working efficiently for you. 

You don't have to spend time communicating with random people if you don't want to.

I want to keep this line of communication open but absolutely don’t want to bother him constantly, but would love to know the best situations to contact him for help/mentoring.Asking for leads in his area?