Point being - it will take the better part of 2 years before you would likely get to a rate where it made sense to refinance (where your new rate was say 1 1/2 to 2 points lower than what you have now.  

The tub looked brand new and came with a textured, slip-free bottom that was so much better than the original.

This also leads owners to ASSUME simpler is better when it comes to management contracts.

However, I have relationships with people who can do the work better and I am more analytical and geared towards the business side.

You can get a property 200k for no money down (Subto) but you better have a good nest egg. 

He seemed knowledgeable at first but I could’ve negotiated better than him.

All that being said, it takes time, and isn't guaranteed to get you anything better than you can get from the groups that start showing up as sponsored listings on google, paid FB and IG ads, etc.  

I've heard very mixed views so just trying to understand better.

It will likely look very good in 10 years, but if you stay with it and have more experience and contacts you will be able to make better purchases.  

There is a lot better legal chance to disallow an ESA.