Usually hard money is helpful set of eyes in telling you if your deal is in fact a deal....Good luck and don't give up it will come together.

I've been doing a lot of research in the San Bernardino area so if you need any help getting your business going let us know what it is your interested in so we all can keep an eye out! 

A second or third set of eyes is always good.  

I went into to it eyes wide open knowing it was a risky deal.  

Sorry, I'm way too big of a noob to offer any advice, but your post caught my eye. 

(In my eyes a PM should do everything to manage that property and not put any of the stress on the owner)

We have a new apartment listing at my office and I have my eyes on a couple that are currently listed on public sites as well.

If you think it will not have a significant affect on your utilities then install free machines.My tenants in a nice neighborhood love our new laundry room and they don't bat an eye at $2 a wash and $2 a dry.

Distance: We are 2 hours away and will not be available to keep an eye on the day-to-day construction work.

That's what we basically look at in larger loans, investors need to be aware of the big picture and keep an eye on their accumulation of debt, you have to to succeed. :)