Any good companies to go with? 

The appraisal for this property came to be 135K (sub-to) based on the scope of work  given to the lending company .

I was watching American Sniper last night and my warzone doesn’t look like that.

My company uses Appfolio but I think they have a 50 or 100 unit minimum.

When I was living in the house for over 10 years, I had multiple contractors to bid on Windows, kitchen counter tops, bathroom remodels....and the quotes were all so outrageously high from every company, we ended up doing a lot of work ourselves. 

I'd also throw in our flooring company who we're a big fan of: Evergreen Flooring in Overland Park.

We are a smaller local PM company so if there is anything I can help with, drop me a pm or call. 

The assets are always managed by a particular management company - but what happens if the operating/management company folds for whatever reason? 

I have worked with a turnkey company to purchase a couple of SFH so feel free to reach out and I can share my experience. 

A 401k is typically offered by a company, i.e. your employer.