I will keep that in mind for opening discussions on Bigger Pockets. 

Keep in mind all PM firms will have their own procedures and all clients will have their own expectations.

Please keep in mind that we do not want recommendations for strategies involving financing, as we want to get some core holdings that produce immediate cash flow and not have that NOI reduced by loans at current rates in light of the current cap rates.Also, just FYI, we are in California and no way to get around that residency in time to reduce state taxes.

Damage is expensive to repair and with tenants that don't respect you, it just keeps piling on. 

While I'm actively exploring various avenues to improve our financial situation, I keep running into dead ends.

I considered one exit strategy if this doesn’t work after a couple years, which would involve selling fractional shares of the unit while keeping half of them myself in hopes, the sale of the fractional shares would offset the existing mortgage and maybe put us in a winning position.

You would have ongoing filing requirements with the State and would need to keep business records and documentation.

My gut says don't sell and keep buying but just feeling very stuck.

I'm trying to put a rough SOW together but keep running into a wall with rehab budget estimates.

To keep going, join local real estate groups, get a mentor who knows your chosen area, start with small deals or team up with those who know the ropes, and keep an open mind as what you like may change.