We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

This is time consuming and I doubt I would make a habit of doing this, and this certainly would not be an exit inspection.

Unless you are doing a major re-hab it should affect you much. 

He did not dye test and says those can actually do more harm than good, he then said "All a dye test does is tell you where it's going not if the system is good or not.

There are a lot of investors, and whole companies, that buy and supply rentals that are just barely habitable.

My other rentals I understand I can do a 1031 exchange, but what about the several that are not habitable yet?

I was going to write something to the effect “Tenants acknowledge all repairs were completed so that property is once again satisfactorily habitable.”Thanks in advance

If it's your first investment, there's no harm in starting small.

Start super low, like 5 calls a day until it becomes a habit and then scale up.

I am not trying to be lazy, it is just the lingo I am used to, and have a habit of using, without thinking.