My point of stating my experience is to help people understand that I know what I'm talking about... if the fact that I'm already doing it isn't enough foundation to stand on."

Also I have a step who has 1/2 interest in the estate outside of the mortgage, and is listed as a co-owner on the county appraiser.Me and him are in good standing he want's nothing to with house, but does not want the bank to have it.

This year I opened a new stand alone property for rent.

We can take the tub out of the upstairs bathroom and install a shower to put a stand up washer and dryer next to it or should we keep the tub and continue with the shared laundry?

I also renew the ad a few times per day as well as have professional photos taken to showcase the property and stand out from most of the competition.

Hard money lenders look at the profitability of the deal while a personal loan from a bank looks more at the financial standing of the borrower.If the money is just for a rehab, you can secure a personal loan at any time, but it'd be best to have the property already lined up as the loan begins to generate interest as soon as it issued and you don't want that loan burning a hole in your pocket while you're looking for a property.If the money is for acquisition and rehab, then you'd want to get pre-approved before searching for a property.

It depends on several marketing issues and what your goals are, like occupancy and what any competition is offering and where do you stand on the amount you are seeking and how close it is to your positive cash flow. 

I had some water standing around the home so I have done some grading myself and extended my downspouts but I had water coming in in multiple corners of my basement which suggests to me a possible foundation issue..

You do have legal recourse should the PM violate any contractual covenants or laws - but it's important to remember that the people you hire actually "stand-in" for you.  

I stand by what I said, as I think it may be the most helpful thing you can do.