It sounds like you are functioning in the role of an asset manager and need to learn how to track KPI's and hold the property management company accountable.

Our goal for most properties is that everything is in functional working condition and isn't "ugly".

This would cover drugs, felons with weapons, people who are not allowed to legally posses weapons, Discharge of weapons in an illegal manner on the property, fires in the yard that are against local ordinances, Keeping kidnapped children in the basement, running a chop shop out of the garage, human organ trafficking and the like. 

While the DST costs more up from, it functions in a similar function to a Series LLC and pays for itself within a few years.

Organize the contractors, get them the best rates, follow up and check to make sure they did everything that was asked.

Is there a checklist that can keep me organized of the order to do things? 

If this was a functioning property and full or close to full 90% or higher what would be a good price? 

Appraisers will red flag the house if there are structure changes to it because they are engineered and designed as a functioning unit.

Character traits of a good landlord include: Comm.unicative, Respectful, Reliable, Organized, Professional and Knowledgeable2.

One of the Richmond organization hosts free seminars for landlords to properly learn the law.For those of us that use property managers, we are not off the hook.