It just seems so much more efficient, a lot easier to organize, and I love that you can put an automatic voicemail saving 30 seconds per call.Due to a lawsuit that happened many years ago for a DNC from a different brokerage, my broker said we’re not allowed to use dialers.

I actually got my license as I couldn't find a good investment Realtor and people found me via word of mouth so my business grew organically.

Where I operate I often have to upgrade dated yet functional units just to stay competitive with my competition and keep my rents at market levels.

@Ryan Stark a good place to start looking for a property manager is on www.narpm.org NARPM, is a national organization that sets the standard for residential property managers. 

On the other hand, if you pay them to come out, that is different but then that would be quite expensive for you so I would not recommend that approach either.It is best to learn how to properly estimate rehab costs yourself so you can get a close idea of the costs, then once under contract, get your contractor out there for a hard bid - (there are literally hundreds of threads on this topic, many of which I have contributed to) so simply use the search function to search for "estimating rehab costs" or anything similar to that.

Or getting in front of the path of progress not investing were the path has over run the progress and its in economic, social  and functional obsolescence.  

I am seeking help from this community to find creative ways for me to negotiate for the tenant to restructure her lease agreement without the garage; she currently only has junk in there and it's non-functional (I did pass city inspection a year ago though).Thank you in advance for any advice you can offer.

Thats something Id consider functionality obsolete.

One of my employees is part of an organization, Human Kind, which recently built park furniture near the paseo trail.

The bankruptcy system was set up to help people that get overwhelmed with their debts and are legitimately trying to re-organize their financial lives.