Some have had what they think is success with that numbers wise, but their properties get destroyed.

Given you just did a major rehab and if you self manage you should be WAY higher than this for a couple years if you keep vacancy reasonable and don't have any hell tenants that destroy the place.You can have all your investment back pretty fast and a big chunk before going after that multi you can live in and get a mortgage on.

If you have 10/10 tenants that are not destroying the property then give it a few months to collect your "mailbox money" and in the meantime do some research on your next project.

If they aren't taking appliances they are destroying the place.

I guess the water comes out faster than it drains.The water ran down through the upstairs bathroom into the floors, and destroyed the kitchen ceiling downstairs.

It will cost less than trying to bring the old hardwood back into shape - and your tenants will eventually destroy the hardwood anyway.  

If i get no response, eviction starts tomorrow.this is NOT what I would have recommended.you basically called and threatened someone who has the access to destroy your property, or at least drag this out for a while if they desire. and you waited another day to file for eviction.My advice next time would be to just follow the process. they don't pay - start the eviction, they know the rules, no dialog needed.

I want to see their due diligence for both contractors but have a feeling they would destroy or manipulate evidence.EXACTLY.

It's been a long road so far I really destroyed it when I was younger.

Any changes made by the PM need your approval, and you should attempt to not be altering terms nilly-willy - - it destroys the working relationship of all parties and you need to off-load more, not less.