Holding them accountable has actually been a positive thing for the tenant, as it helps them improve their credit history.

With existing improvements such as a shopping mall all the entitlement process is done and you know it passed.Unless you already have everything planned out and know what to anticipate and the pitfalls you can run into, get someone to team up with that has experience.

Could there be development plans to improve the nearby F area? 

If you have good reasons to change PM, please don't hesitate, you could be losing a ton of money or missing opportunities to improve your cash flow position.

My wife and I have done 2 flips so far and enjoyed it tremendously, but we are always looking for ways to improve.  

actually, I like tinkering with my properties and making improvements...so, I guess I should go work in the construction field!

The home appraised for 25k more than what I purchased it for, and I put a 20k downpayment, plus the improvements that I've made during the 4 months I've owned the home (paint, flooring, etc.. ) My lender notified me that even if I refi into a conventional loan with them (I currently have an FHA) that the Flood insurance premium would still be there. 

Based on my research (http://www.nyshcr.org/Rent/factsheets/orafac26.pdf) rents can be increased through Individual Apartment Improvements (IAI).

Bravo - - tracking like this is how you greatly improve your skills in estimating AND managing the project. 

(e.g. stretching their budget thin, always improving or fixing something, tenant stories, snow removal, etc. - all of which I believe will pay off in just a couple of short years so I personally think these are great problems to have.)