However this one does not seem that bad.

I own several rentals and rent, out of choice mostly.I’ll probably have 20 rentals before I buy a primary residence

you did right by creating the "vague entity"...separation is always good....bad guy versus the good guy...but you should make an LLC just for accounting purposes...its cheap to create and the right way to run the business...

As long as you don’t plan to run for president, she’s a a choice :-D

She had a really bad experience with a PM and now doesn't want anything to do with them.

Cruise through the forums and read the horror stories by investors who had bad management.Shop for the property manager FIRST.

It has drop ceilings which I'm not crazy about, but it's also a 3 bed 2 bath sitting on 4,042 sq feet of what I would think would be choice land. 

Here are some specific action items:-build out your profile on BP, I want to see a picture of you, know what you do and what your goals are-be helpful on BP, start trying to answer/participate in posts where you have some value-start reaching out to people on BP specifically, with small, specific asks-go to a few networking events every month and plan on talking to many people...it takes 5 + bad conversations to find 1 good one-go to 2-3 conferences per year and be very purposeful there in your intentions, don't just go to sessions and stay quiet, be intereactiveI probably should have started with this, but what is your goal in connecting with these people?

I believe this town has a ton of potential even though it has a pretty bad image.

So, I'm particularly interested in how long it took them to get you set up, and if they got you funded quickly.Interested in any other companies the members of the BP community may have used and had good, or bad, experiences with.