Likely because it’s a small local bank with whom I have had a lifetime relationship (and have borrowed successfully on other investments with this bank).

If my father lived like that I think it would say more about me and my relationship with my father than it would about the action/inaction of the landlord.

Also, have you attended any local real estate investor meet-up groups to establish relationships with local investors?

While there could be some indirect Co-ops formed through shared relationships, I find it to be somewhat unlikely for them to all be teamed up in a formal manner. 

It is however also time to reflect on why it didn't work out.My personal experience has been that in order for the relationship to work I need to be very clear up-front about what my expectations are e.g. get 3 quotes for every expense above $1k, get my approval for any expense above $350, rent paid by x date, late fees, eviction process etc.If you take time to reflect on how you could improve your odds of success working with a property manager going forward you will be ready to scale when the time comes.

Remember smaller properties will be at least 20% more expensive since there is no economy of scale - either on the structure itself or the vendor relationships.

I have a good relationship with the company I was there for 2 years going into 3.

The seller and I have built a solid relationship so we chat a lot about the house and the deal.

As long as you had a good relationship with them, it's definitely something to consider!

Find a local bank (portfolio lender), develop a relationship with them.