I know it's only about 6% ROI at this rental rate, but if trends continue, I should be able to charge upwards of $2k per unit in a couple years. 

Only a few states have the charging order as sole remedy that would create that great layer of outside protection.As it is generaly better to have the LLC in the same state than the property, if you are in a state that does not offer charging order protection, it is then advised to open an holding LLC in a state like WY or NV that will own the LLC to create that outside protection.You can create the LLC(s) yourself for a few hundred dollars (depending on the state) and have an attorney draft a good asset protection operating agreement for around  $1000 to $2000 depending who you choose.

I was fed up with my property manager. She never lets me know what's going on, payments are never on time and she never follows up on any questions that I may have. I informed her that I no longer needed her services ...

One of the hard things to work around condos is the fact that you to some extend are at the mercy of the association in charge of that complex. 

The lease is a legally binding document and every property manager has the right to charge a fee if the lease is broken.

The contractors I do find, those that would even answer their phones, want cash payment, no receipt...my cell phone was running out of juice, and no power at home or rental to charge. 

We can't use an LLC because we're getting a conventional loan, and we're not sure how to bring the third guy in on the deal still.

So I am very new to this and this question may be silly, but aside from anything conventional, could I get private or hard money just for a rehab on a property I already own free and clear?

Do I ask the contractor if they charge a fee for rehab estimates?

For at least one property, the community charges a larger monthly fee for those who rent out their units.