It sounds like from your post your relationship did evolve to a bigger level than a normal coaching mentor relationship.

Being a Massachusetts Licensed Broker I still gave the normal agency disclosure (https://www.mass.gov/files/documents/2017/12/05/di...) at first meet.

We normally give ourselves 2 full months of keeping both in action to work out bugs with our vendors before pulling the plug and even then we find things we missed (some random vendor will auto draft out of our old account)In fact, even asking this question is starting to make me dread the thought of switching.That said -- it's time.  

PM isn't hired to work on property, but manage the processes.Some of those charges you'd hope to be within their monthly fee are normal. 

Purchase price: $185,000 Cash invested: $45,000 SFH, 3/2, 1960 sq feet, 2 car garage What made you interested in investing in this type of deal?

The home has a garage that is not entirely desirable-- it needs a new roof and some foundation work- plus there is no way to actually park a car in it.

Your pet fee, deposit and normal wear and tear should cover it.  

Take that as a compliment from a guy who has averaged 66 hours per week since I was 18 in the car business, and still do it today at age 51.

It's a lot of work to manage the guests, but even as a beginner, I am feeling confident about managing it from afar (Atlanta).Avery Carl is a great agent, and you should connect with her.

And as you drive, get out of your car to meet neighbors, ask questions.