We replaced all the floors with LVP, replaced every outlet, light switch, and light fixture (finding some serious fire hazards along the way).

No different than people accepting poor service at a place of business by continuing to patronize it and creating a sense of norm around accepting poor service.

Where will you get the down payments, make debt service, manage, etc?

The property currently cash flows me about $790 per month after debt service and all expenses and the property management fee.

Purchase price: $132,000 Cash invested: $3,960 3BR/2.5BA; 2076 square feet two story with the master BR on the main floor.

@Victor Mondragon this BRRR is in a working class neighborhood, and we updated the key rooms, (kitchen, bathrooms)  Updated lighting and flooring. 

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

William, Some utility companies have warranty/ service agreements that you pay for every month, i do not know how fast they would come out to repair stuff. i know here in NJ our Gas/ Electric provider, PSEG, has such a program but you pay for it monthly whether you use it or not, i don't know if they do minor stuff, mostly larger appliances. but that may be different with the utility co. by you.

The plan sounds like it's frozen.In-service payouts may also not be allowed, possibly with hardship being the only exception.The plan document will explain these things.

I was completely happy with the service of my current provider, so I called my provider and asked if they would lower my rate by $20 per month so I would stay with them.