I am a huge advocate for investors utilizing third party agencies or services. 

As crazy as it is to see Philly on the list twice, the crazier part is how much room there still is for improvement.  

I always honor my contractual obligations (even if I've made an oversight that I regret), and I expect the same from the other party to the transaction.I'm not trying to be a jerk; just offering my perspective of how this looks to an outside party.

If there I  neighbor's kid they love those chores, and give them ten or twenty a month to check for the papers.Ask a neighbor to park their car in the driveway every so often, and encourage it if they re having  party and need room in theirs for their guests.

To me, a relationship where both parties have something to lose is more likely to be successful for both sides.

I am sure “Stand your ground law “doesn’t work that way.

I dunno...maybe that party will just die.

In exchange, the turneky company is the one that benefits from the spread between what they put into the prop and the market price they sell to you at (should be market price, a reputable company won't inflate their values and third-party appraisals should back up their prices).

If so it will add another layer of complexity, otherwise there are plenty of third party section 8 managers out there.  

How bad is the area, can you stand the tenant class, will there be further decline.