We had a client that bought in Port huron and then ended up selling their property because they went through 3 PMCs and gave up trying to find a great one:(Some copy and paste advice below:--------------------------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

In a last ditch effort I sold my personal home and made about $200k from the equity. 

I generally look for two things: new homes on the market for sale are they being sold very close to asking price, with short days on markets or not.

When you copy and paste something to start a post, everyone knows.

Copies of copies of fake pay stubs and bank statements are a real problem lately.

I think broader consumer taste is killing malls, which includes online shopping, but also even where people are choosing to live and how they are spending their time/money, more broadly.I worked for a company that bought a failing mall back in 2012 (online shopping was "killing retail" then too), redeveloped most of it into more open air power center and sold.  

They have a high hassle factor and he sold most of them.  

The places I bought were all $200K plus (aside from one condo that I just sold-mostly because I was tired of higher turnover), so down payments were a lot more than with your properties.As long as you have reserves, look at the numbers- $1200-2400 a year cash flow on $13K.

In his, it may be called something else, but once he checks it, his software should unlock all past losses specifically linked to the sold property.

It's being sold for a little under 400k.