If you have 20 arbs cleverly arranged at market rent for 5 years, welcome to the "Wall Street Lays an Egg" scenario.

Remember though, a good reputable PM will be interviewing you as well to ensure you match with them.I see a lot of investors look at their PM as their "employee" and they are in charge, and these are the types of arrangements I see fail more often than not. 

Sounds like you are not happy with the current arrangements.

I advise clients to avoid any type of planning which makes the type of claims this website makes. https://www.irs.gov/businesses/small-businesses-self-employed/abusive-trust-tax-evasion-schemes-facts-section-iAbusive trust arrangements typically are promoted by the promise of such benefits as:Reduction or elimination of income subject to tax.Deductions for personal expenses paid by the trust.Depreciation deductions of an owner's personal expenses paid by the trust.Depreciation deductions of an owner's personal residence and furnishings.A stepped-up basis for property transferred to the trust.The reduction or elimination of self-employment taxes.The reduction or elimination of gift and estate taxes.Abusive trust arrangements often use trusts to hide the true ownership of assets and income or to disguise the substance of transactions.

I would try to arrange for a home inspector to go check out the property for you and make sure there are no major issues that you need to be aware of.

Arrange chronologically and set dates.  

Your slam dunk was an arrangement with the agency that helped place tenants.

She ignored any of our texts after the case to arrange key drop so we figured she would not be out.

One of the most important items when house hacking (in my opinion) is to set very clear expectation with your roommates as to how the arrangement will need to work.

I'm not sure if you're open to that type of arrangement but it's worked very well for me.