Your property manager is successful when they have standardized systems in place and trying to adjust to the personal whims of every Landlord will just result in mistakes and kill their business.The bigger issue is their inability to communicate.

With technology making communication, payments and locating vendors so easy, what else is left. 

Just have to spend the time placing good tenants and keeping open lines of communication.  

Those two books you are reading are good ones, but many people enjoy Rich Dad, Poor Dad for the wide overview even if they don't worship the author.

- about collecting rent (when is it late, late fees, eviction process, how many do they do per year)- about maintenance (in house or outside contractors, how do you communicate with owner)- about trasacting with owner (what online system do they use, when in the month do they pay owner, direct deposit?)  

Perhaps a tenant portal, to easily communicate with them?

I started with Rich dad poor dad as well. 

They are usually rich people with high paying jobs or businesses, and they're looking for a passive investment. 

I did not have a rich family member that left me a blueprint.

Read Rich Dad, Poor Dad.