They didn't crunch numbers, they don't know their state laws, they used a lease agreement they bought from an attorney in 1978 and never updated, they accept the first person with cash in hand without any background checks, they don't know how to enforce their crappy lease or deal with problem tenants, yadda-yadda.

People were talking about rent forgiveness, moratoriums on evictions. the market may crash, yadda-yadda.I ignore it all and focus on one reality: people will always need a place to live.

Ladies and Gentleman, boys and girls, children of all ages.... yadda yadda yaddaLET'S GET READY TO RUMBLE!!!!

All I can say is, I was in your shoes 1 year ago, I paid all cash, rehabbed yadda yadda.

But for every story I hear about a bad property manager, I probably hear at least one story about a bad private Landlord that doesn't know the law, doesn't obey the law, isn't honest, doesn't maintain the property, keeps the deposit when they shouldn't, yadda, yadda, yadda.There's good and bad on the professional side and on the DIY side.

Yadda-yadda-yadda. 

Get a second license contractor estimate with more details, AND have your existing one show each piece cost plus labor plus whatever.materials / labor/ shipping/ The faucet model # Moen 1.5 costs $486 plus 7.75 tax also need caulking $15, adapter $36  yadda yadda and labor $300 .. is separate line itemshipping cost $16 ... very detailed in an Excel sheetSaying the word lawsuit usually gets you bumped up to another adjuster.

Property management teams aren't going to do anything you can't do yourself, they'll usually say that they can market your home better and yadda yadda yadda, reality is Homeaway,VRBO and Airbnb are doing all the marketing for you and that's all the property management teams are going to do is list your home on there like they're something special.The only thing they'll do for you is simply respond to inquires,pay your bills and schedule your vendors... which honestly is so easy and virtual that it's something you can do pretty much anytime and from anywhere.

Yadda, yadda, yadda and a failed Chapter 13. 

(I'm not a lawyer, not legal advice, yadda, yadda, yadda.)