Clearly I'm traumatized.The lesson I learned is its not MY money to be cheap with, its the property's money which should come from its repair reserves fund.Now instead of having 1 person do it all and stress me out, I go straight to the specialist for the task.

Hi David thank you for your response.

Can anyone weigh in on how to find a responsible, affordable property manager for my first property?

are you responsible for HVAC?

Thank you for your response. 

Find one in person.

Call all the auction companies in your area and get on their mailing listing (make a personal contract with auctioneer associates - let them know that you are a buyer)  they will email you a list of up-coming foreclosure auctions.Your benefit by getting to the owner early, is that you may be able to 1.take over the mortgage by making up the back payments 2. get a deed signed, 3. take over the existing mortgage 4. advise the owner how to delay or stop the mortgage foreclosure 5.

Whenever someone files for bankruptcy, there is an automatic stay of all legal proceedings against that person. 

@Samuel Olivas From personal experience you can't have your cake and eat it too. 

When you are working steadily at the same place for more than two years, you are seen as stable and responsible and a better candidate for loans in the future.