Trusting what the franchise tells you is foolish.I can tell you this: there are companies selling leads to real estate agents all the time.

If I put all of my eggs in one basket (Florida in this case), paid off property and a hurricane blows everything away, FEMA is nowhere to be found and the insurance companies take years to pay what little claims they actually do pay, I suffer through it in a blown out house.

Sounds like your 2 previous companies didn't know what they were doing.

10) Knowing what to do if tenant is late on rent or doesn't pay.There's a lot more, but many here on BP self-manage and learn via "trial by fire".Of course, you can always hire a Property Management Company to handle it for you.

That is the decent (and courteous) thing to do, so that others won't spend time to write an answer, and so that others who search out an existing topic can see that answer. 

The credit unions in my area only work with bigger companies so just know I have already reached out. 

Companies typically last only ten years on average.

All title companies work with alot of investors.

You can always hire a different PM company.

Water meter-water company.