I'm currently looking for one as we speak.

@Thomas S.I will only speak for Texas but I assume other states are similar The new owner assumes the position of landlord in the lease at closing If the tenant is in default at closing, they are still in default after closing.

Lastly, I would speak to the contractor and try to negotiate a better rate for the change order especially if he never explained to you what and why the change order was done without approval.

Should I use an agent or try to speak with the seller directly?

I am looking for any advice on an outstanding property management company to speak with in this area, and would greatly appreciate any help that you can be to me!

There weren't many, but when they popped up, the tenants had someone local they could speak to and coordinate with as needed.4.

If I could by a good quality building or home with the above scenario using very real quality numbers then I would most definitely move forward with at least a couple to start. 

Can anyone recommend  a TX based attorney I can speak with about forming an LLC?

I might try to get some higher quality tenants in with some concessions which may help raise the value some ( I am not 100% sure of that--so please give me your thoughts).

I have always loved hospitality business and I think I have the qualities to be successful in this kind of business.