I obviously don't expect to get much money back would be happy just to get my apartment units back but thinking of taking tenants to small claim court in parallel to UD to put extra pressure on them.

Christine holt, agent, went the extra mile for me.

If you can acquire long term tenants that wont completely destroy your property, that's probably more valuable than making an extra 100-200 on tenants who do.

But it's for flips, and having that extra $20k is more important than paying an extra $175/month in interest since it'll only be drawn for 3 or 4 months at a time. 

Potentially it makes it easier to rent 2-3 bedroom units because people want extra space for office.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it.We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

The FHA 203K is not for everyone and has extra steps. 

This is roughly: Phase 1 includes education on house hacking and small multifamily investing, creating a basic network, and saving any extra cash.Phase 2 is my initial searching and closes with a contract, estimates for renovations and completion and revaluation of the property.Phase 3 is the actual year of living at the property while saving cash flow up to then later pick up a second property.Phase 4 is freeing up the original multifamily for full renting, and securing a second property to repeat the process and gain capitalPhase 5 is securing a mid-size multifamily complex either with capital on selling one of the two first properties or with saved up equity. 

I would just get extra liability coverage on them and keep them in your personal name.

If you feel more comfortable or confident with an experienced manager and don't mind paying the extra fee, I don't see why not.