When I sell a house I won’t look at offers from buyers without proof of funds and preapproval for conventional mortgage Personally that is a horrible price for what it will rent for.    

A bad management company without good communication with you will take an emotional toll on you and could easily lead a great property in a great neighborhood to become a horrible investment.Again, you may not be telling us the whole story and I don't mean that disrespectful. 

I have stayed in some with 20 year old beds, horrible couches with slip covers, etc.

If the tenants are horrible having the PM is worth 12% (as long as the tenant pool is horrible and not the PM’s choices.) .

She left me a horrible mess!

My first interaction with her was good but when she changed her pricing she became horrible to interact with her, and the females she now has as assistants are rude and unprofessional.

Some are absolutely horrible with high crime and others  are on the other end of the spectrum.

Think it through.... placing tenants is fun but managing property is horrible and nasty....Franklin

I didn't know at the time, but my timing for this fund was horrible, and the Great Recession came and hit the fund hard.

Poconos is horrible in that context.