I also found that being at "market" rents it takes longer to rent therefore missing out on a month or two of income negating the ROI on improvements.

Even if you are negative cash flowing but living there, it may be worth it, as you are not paying rent to someone else.

If the property breaks even, or operates in the red currently, it will only operate deeper in the negative (unless you find a strong ROI like creating more bedrooms, convert a non living space to living space, etc) with another loan. 

I've uncovered some info only after speaking with other tenants. 

I dodged a big bullet thanks to bigger pockets members speaking out.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

I would encourage you to speak with property management professionals and a property management attorney to get an idea of what procedures you should have.

But generally speaking with the new landlord rules etc I wont fund occupied houses whether at auction or non Auction I want them vacant before we fund them.

This deal has turned very negative.  

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.