Also, it’s a small town.

We have one out-of-town rental with a manager who takes 10% of the monthly rent.

I have 3 active developments of a total of 12 town homes with 2 listed for sale and I am in the process of refinancing a multifamily managing the manager and running the unit renovation schedule.

I would hire a surveyor, this will prevent any problems down the road, then there is no question where your property is. also check with your town zoning ordinance on fences, you will have to get a permit, the height of the fence is usually regulated and the distance back from the property line you have to install it ( usually around 5" back) posts on your side and the fence facing the neighbors.

It is a small property, about 1,100 sq feet, built in the 1940s.   

The houses are in 2-different parts of town--the one that was on the market long is in a nice area, but it is flooded with rental homes.Based on your story, your PM doesn't sound terrible, but they don't sound like superstars either.

That could be a great way to find and stay engaged with local investors and opportunities. http://www.biggerpockets.com/alertsYou can also search for other investors in that area and follow their journey on Bigger Pockets here: https://www.biggerpockets.com/search/usersAlso, be sure to get plugged into the podcast - it's been a wealth of education and a huge confidence builder as me and my husband have pursued REI and built our portfolio.

It might be worth connecting with a local (CHA) realtor - there are several here on BP - to help you identify a few areas around town that might work for your needs.

I found a house that used to be a bar/restaurant but the town changed the zoning to only allow single family properties in that area.

That could be a great way to find and stay engaged with local investors and opportunities. http://www.biggerpockets.com/alertsYou can also search for other investors in that area and follow their journey on Bigger Pockets here: https://www.biggerpockets.com/search/usersFinally, if you haven't already plugged into the Bigger Pockets podcast, I can't recommend it highly enough - it's been a wealth of education and a huge confidence builder as me and my husband have pursued REI and built our portfolio.Best of luck to you and look forward to following your journey!