The next shoe might be long term US debt. 

I always suggest people learn how to survive in REI on a shoe string budget.

Same shoes here: -lose your car payment and buy a runner for 1k -wholesale a house or two (get your first deal) -Reach out to local investors, network, ask for work -listen to the podcast, all of them, over and over (time permitting)

I've never been in your shoes, but I'd send the PM a letter, professionally describing and documenting all of the issues you've had, ending the contract in writing and respectfully requesting that they return my deposit by x date (make sure it's in line with what your contract says).

Small owners are notorious for being "shoe-box owners" which means when you ask for their financials you get a shoe box full of receipts :-DRealistically, you don't need anything from the owner except the current rent roll.

They interview all types of folks who have been in your shoes too.

Yes, the other stove was probably not working anymore because of their lack of cleanliness, but how would you feel if you were in the tenants shoes?

Of course there are very veteran investors here, but a lot of them started in the same shoes as us.

If I was in your shoes, I'd try to get you and the PM pulling in the same direction by paying a flat fee of 12-18%.

I expected a bit more - maybe the other shoe hasn't dropped yet and they're still coming...Interesting, perhaps it's a different crowd of travelers..