Many big companies say "take it or leave it". 

An apartment is generally MUCH MUCH larger than a laundry room in a typical multifamily. 3.

I'd love to hear your experience so far with some of the other companies in the space! 

(Side note I do live in a small town so may have to look in the larger city of Columbus which is an hour away, I've even thought of buying a home and offering it to a full time employee to move to this area but not sure if that would just create more headaches in the long run)

I think getting the water company out there makes the most sense which is what you are doing already do good luck. 

Should I be contacting expired listings on the MLS, foreclosed listings, distressed sellers etc … Also does anyone have recommendations on how to build relationships with banks, credit unions, investor-friendly title companies, contractors, appraisers etc?

Who has a title company?

I see investors who I have spoken with have issues with appraisals which heavily affect their loans, they have worked with certain companies that don't appraise correctly and even admit to it.

While you may manage the building yourself, what impact would hiring a management company have on your returns?

As tenants in common, @David Denney, and his father, and the other partner each own a piece of real estate that happens to be 1/3rd of a larger piece of real estate.