When you mention over-leveraging, are you suggesting I should be using private money instead of hard money?

Any and all advice or suggestions are welcome. 

If you all have any suggestions or ideas I am up for the challenge. 

Seeking help/advice for what the title suggest.

This property is so mismanaged....Moving Forward: Once we got into attorney review I had my attorney make it clear that I WASNT taking possession of the property until all tenants were removed.

Most investors are doing LLCs from my experience... but that doesnt mean you have to. there are some liability protections with LLC, along with a little anonymity if set up right. but also some added costs. one suggestion here is just whatever you decide, stick to it. some counties will see a transfer between personal/ LLC or vice a versa as a 'sale' and trigger property tax reassessment.  

My suggestion is that if a PM makes finance sense for you then go for it.

I'd suggest not even trusting what is on their website.

Any suggestions on how to go about this properly?

Also if they don’t like your deals they will leave you scathing reviews and most likely it’s because of their inexperience 2.