To me, the work is done badly but maybe I'm overreacting.

In real estate investing, there’s always demand for apartments in good and bad economies, so multi-family real estate is considered low-risk and therefore often yields lower returns.

You can always call the big boys like Renter's Warehouse but I've heard big PM companies give you bad service, IDK I PM my own. 

Suggestions for booths to hit or speakers to listen to? 

I know, I know..holding a rental property in s-corp is generally a bad idea. 

I'm sure you've seen a lot of investors on this site and others who bash us regularly because of their personal experience with bad managers (or people who claim to be managers) and I totally understand it.  

Bad news, if 5% is not included in your 25k then you have 84k gross - 4.2 vacancy - 25k Expenses - 50k Debt service = 4800/500k = 0.96% ROI.

I felt bad at first it would be hard for them until they said they wanted me to be responsible for allll the cost of our shared line after their poo filled our basement and the repairs and upkeep was on us.Now I don’t care.

My concern would be if I tried to make it look like a match and it didn't, it may look bad.

It is not a bad thing to have in your back pocket, but generally it is a short term financing tool.