On the 4plex I would recommend having it inspected to see if the systems are in good shape, and getting some contractor quotes on what repairs are necessary to make it safe and functional.

Once you have a short list, get an account with each one and run them through the wringer to see how they really function.

So the buyer's 4th attempt at making the assignee borrower (LLC) look like it wasn't a disregarded entity was to fill out an 8832 electing to be classified as a partnership... 

Hard money loans are more appropriate if the property is not livable (with conforming loans the house has to functional, although still a mess), or you are a more seasoned investor and it fits in your business plan.Hope that helps. 

Does anyone have thoughts on how to make property management companies functional for us owners?

As a new hungry real estate investor, I’m currently looking for potential partnerships in the MN/ ND.

Currently, have OLM which does not have the function (yet), and another database that only allows to campaign to one property owner.

I would like to establish long term partnership. 

I'm hoping to create a great relationship and partnership for the coming years as well. 

I just got a new client who's prior CPA fraudulently made up $30k of expenses anually against their $3k a year of sport coaching income in a partnership on which he used himself (the CPA) and the 2nd owner to allow a partnesrhip.