So hopefully they can keep everything organized and on time. 

Does anyone have thoughts on how to make property management companies functional for us owners?

This would depend on the number of requests each organization that has been given these funds are dealing with as well as their own requirement of information that needs to be met.Have you discussed the bonehead decision to accept tenants with such a poor credit score with your property management company? 

Currently, have OLM which does not have the function (yet), and another database that only allows to campaign to one property owner.

They typically will not look under the floor boards or in attics or dig too far into mechanical stuff as long as the systems are functioning. 

and I got very familiar with my PV function on my RE calculator until you run the PV you would be surprised .for instance a 30 month Zero interest fully amortized note has he same cash value day one as a 15% 7 year note.. so in the day were we did land sales with seller carry back and our note version of BRRRR  we always looked at what our note buyers wanted for a return then manipulated the terms to meet the note buyers goals..   

You need experience in the game to understand the value of cases and toolbags and careful organization to help you find what you need very quickly.

We allowed for work to get done after closing and it has become very difficult to get the sellers to organize the work to be completed.

Having said that, this house will function as a second home for us when we can get away and not a STR 365 days a year (at least immediately).

Operating agreements function as a legal contract between or among members of a multi member LLC, though even single-member LLCs can benefit from one, too.Joint Venture Agreement: In its simplest form, this will outline what is expected from each party throughout the duration of the partnership.