Feel free to DM me if you'd like more insights on all this (we don't do biz in Alabama so got nothing to lose).Here's some other "copy & paste" advice on how to search for a better PMC:----------------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Investment quality is all that matters as you build the foundation for your track record.

I'm located in Lewes, DE but the joys of the commercial world I can help make deals happen all over!

So all you see is problems. 

It is naturally insulated and it captures passive heat with strategically placed windows.

Fortunately I have all the standard contingencies.I also question what is a fair price for insurance.  

The tenant can lose their housing voucher so inform them that you are speaking with the Housing Authoring because they have violated the lease agreement by blasting music all night.

I've considered going Dave Ramsey and buying a house with cash and upping my budget to $100k in a smaller market, but that would blow almost all my savings, and $100k just doesn't get you much anymore.

All my lenders are 30-year in the mid 7's.

You will then naturally refine your approach as you get feedback from results.