Additionally, I encourage you to focus on your earnings and side hustle if you can to save up money for a buy and hold investment. 

So, I'd encourage you to pursue business acquisition if you have the skills to manage managers.

>Lastly, I think the suggestion about encouraging the tenant to write a bad review about this PM is a terrible idea because you could get dragged into a business interference lawsuit for encouraging it. 

This might help you get a bit of breathing room to address the bigger maintenance issues you mentioned, like the garage roof and leaning trees.It’s also important to find a support system, whether it’s other landlords who understand what you’re going through or a mentor who can offer advice and encouragement.

Please understand, I'm not putting down people having facebook pages to encourage each other in real estate investing , etc.

I'd encourage you to speak to an attorney to make sure you are set up with good protection to cover any incident that may happen i.e. umbrella policy or increased liability coverage. 

@Richard Benjamin WilhiteRecommend 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.

It's not repeatable for a new investor with zero knowledge or experience and I think it's irresponsible to encourage him to cash out equity and chase rainbows.

If you jump into something before doing this - you're highly likely to get taken advantage of, or at best waste your time & money.Can't help with a coach:(Do recommend investing close to home if you can and then screen the heck out of PMCs with your expectations & goals to hire a good one.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.

You're obviously dong some due diligence being on here and posting that question and I encourage you to continue your due diligence.