The problem you seem to be having is finding properties.

I assume it's a C or lower property because tenants in B and A properties/areas rarely behave the way you describe.If it is C or lower, the problem is probably the property, not the PM!

Indeed it sounds like you have many options to make this work, but if I asked you which one of these is a top priority for you and your family, what would that be? Have

(Or modify)It should absolutely be easier to build more housing all over this country but until our zoning laws are moved to the state or federal level homeowners everywhere will behave like normal human beings.

The more money you get up front the better they behave during their tenancy.

Also, I read a few times that your quotes from GC’s need to be have a specific scope of work and in writing.

@Victor Sprague give her a written warning that it is unacceptable to behave like that.

I actually downloaded the lease agreements from BiggerPockets that I will be having my tenants/roommates sign.

They don't seem to be having issues raising capital.Keep in mind it's all about risk adjusted returns, some investors are willing to eat a split 80/20 all the way for a deal that may have more operational (sponsor) risk.

Don, I will put you in your corner if you don't behave.