You can look at city council agendas to see what firms are being hired repeatedly And have good relationships with the city.

Where property management companies make their money is in the additional fees that are outside of the management agreement... such as leasing, project management, asset management, etc.Despite this example, I've worked for 2 real estate investment firms that have brought the property management operations in house rather than outsource the task.

I quit my corporate job 9 months ago to start my own investment firm focusing on mobile home parks. 3 deals and 54 lots later, my firm has $945,000 of asset under control and rapidly expanding.

I'm a firm believer that your first few deals probably won't make you rich financially, per se, but definitely rich in knowledge and experience.

Properly configured, such a plan will allow you to invest in anything the IRS rules allow for (as opposed to just what a firm sells, which is the normal route with Wall St firms). 

They will tell you the next steps which likely will involve DOT in your area depending on where the property is located and what type of street or highway you are on.Assuming you can proceed the next step is to hire a civil engineering firm to do all the survey work, site plan, actual construction details, traffic studies if needed and help get all the permits for you etc. 

So my recommendation is hold firm on the increase.

Debt collection firms work on volume, which is how it is cost effective to sue over a couple hundred dollars.

Not sure what happens after the fact - I am hoping they are firm, yet fair with the tenants.

Message me and I can share the firm names.