What this has done is trap me into believing that self management is not a big deal and I may not need a PM company but I want to cut that cord so that I scale so now I am in the search of a good PM company. 

Im new in the investing space and im looking for more experienced commenters to give you more insight into how to navigate the financing aspect of things.On a more personal note, if you do get involved in buying a property from a family member, my advice would be for it to be a clean cut to minimize any future problems.

It was a waste of time and energy.

I wouldn’t waste my time learning how to do the repairs you just need to know you are being treated fair.

Of course priming everything (trim and walls) is easy, painting would require more work as the trim is usually a different colour and more cutting in is required.

Is there anyway I can cut my closing cost?

Just reported them to Attorney General for if I don’t get paid the state doesn’t get their 7% cut. 

It really cuts down on problems.

Frankly, I wouldn't waste my time attempting to get a profitable asset from them.

Both of these options will cut into your ownership/equity, but at the end of the day you need them to complete the deal.