Current property manager appears to be unresponsive and also seems to lack work ethics.Looking for recommendations of reliable, professional and responsive property manager who manages in those areas.

Most of that here will go into the downpayment and closing costs and even then, especially if you long-term rent out the property, you'll likely not cash flow much at all even if you self-manage.  

Both properties are under property managers.

I've had a previous life as a loan officer and an inside account manager for a lender.

We have 2 LLC's that run management companies and 10 LLC's that do real estate investing.

While insurance has covered some costs, the process has been stressful, even with a property manager (their responsiveness to these issues has been slow).

Gave that list to her property manager in March this year & he just smirk at me.

I managed a budies house in a strict HOA and he was continuously being sent bills for fines from things like parking on street or leaving trash cans on the street after trash day.I personally will never buy an investment property where there is an HOA.

In fact, we ended up paying a bookkeeper $450/month plus the $90 subscription to QB online to manage our relatively small portfolio.

Outline a business plan, put up investment criteria, creating financial system and invent property management practices.