There is a filtration (basic ) in thee garage that came with the house when I purchased, but the filter gets rusty in about 5 days.

It will familiarize you with the basic terminology and benefits.

Instead I will tell you that it can be done and you just need to have a quick call to go over the basics and be able to answer several questions.If you wanted to buy an investment property that would be even easier and there are a few programs you could use for this as well.

One of the REPS cases (I forget which off hand) they were basically like...petitioner states they spent 8 hours on X date supervising painters at the property and we find it highly unlikely that anyone would sit and watch paint dry for 8 hours. 

Real estate is not the stock market and it's called buy & hold and not buy & sell for a reason.I did sell a few properties about 10 years ago when I learned the hard way that going into cheaper neighborhoods was not the right strategy for me, so that was basically a strategy correction and it was necessary, but also costly both in terms of dollars and time.

big question is what kind lawyer is going to work for less than 200k and only do basic landlord stuff ?? 

A SE walk through would run around $600-1000 to assess it and would be a good starting point honestly.

I did approach them about a year ago about getting $25k credit line per property, and the response I got was basically no.

I have 25 special assessments on my property tax bill, which I think is insanely high.  

First things first, when assessing property managers, it is crucial to prioritize their ability to collect rent and manage delinquencies.