Both offered up to $40k, 12-14% rate which is higher but not bad for an unsecured personal loan. 

They will do a slap dash job on a house that still has a bad roof and foundation in a neighborhood that will see zero appreciation. 

Yes, there are many out there that do it and nothing bad has ever happened, and that's great, but I just would never do that. 

If a tenant (friend) needed to move, I wouldn’t want to be in a bad situation financially.

Triple Diamond, Double Diamond, Diamond; nothing sounds bad) of sales levels, putting it on cards and advertising them.

So I saved you 5k and read my post above on why short-term rentals are a far better investment without the headaches of going to court to recoup damages or fight claims of being a slumlord (which by all accounts he is) 

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

They won't be if it's a bad flip area.

Every now an then you will get a bad tenant (duplex or SFH).  

Is it a bad idea to invest in properties where you would be able to collect rent that is equal or a little less than your mortgage payment?