Therefore setup a good filing systemGet a good answering system…Vonage Phone is one good exampleStamps.com is great for keeping track of letters you send your tenants.QuickBooks is a Landlords best friend.

I'm typically the bank (Although not always) hiring asset managers to keep mom and pop investors from blowing up my phone wanting side deals before they hit the market, because I get tired of having to explain to them that my job is to expose my bank owned property to the highest possible buyer pool, so that I can get the highest possible return, which is in direct contrast to your objective, which is the get the best price possible on a property without having to compete.

Change all light bulbs in common area to LED

If the 15 unit property in question is collecting $7500 in rent each month, then a pretty common PM fee for said property would be in the ballpark of $825/month (($7500*.1)+($5*15) = $825).

Remember that the city officials, inspectors etc. all have one thing in common, they are human, have to put one pant leg on at a time and only have 24 hours a day to do this.  

Instead of giving up on it I started making phone calls to investor/wholesaler friends of mine in Indianapolis.

It's very common to find people on BP listing their flips and later wondering why they aren't receiving offers.

Id love to get on the phone and chat some about real estate if you would be interested amd wouldnt mind taking the time out of your day.

@James Free You did a great job describing the Fundamental Attribution Error; it's one of the more common cognitive biases. 

What if $60k sales are common?