Advice needed - Management Company is a bust or a go?

Hello fellow Landlords,

I am owner of a 14 unit apartment building in Baltimore. When I took it on 2 years ago it had only 2 paying tenants, and required a lot of repairs to the building and each unit.

I live a 4 hour drive away from the apartment building, and so can visit it only once a month or so. As such, I have over the past year hired a Property Manager. During my time with this Property Manager we have gone from 2 tenants to 10 units leasing.

The problem is that 6/10 are facing eviction. And 3/10 are behind by a month or more.

The turnover for evictions seems to be 3 months to evict, 2 to turn around and lease. I have offered those facing eviction the following deal: 6 month payment plan for balance, rent reduced by $100 for 1 year. Most have taken the offer, their delivery on rent has yet to be determined.

My question for you all is:

1: How is this situation? Is this normal? Am I faltering?

2: According to my spreadsheets, if the units are all renting (about 1000-1200 for 1 bed and 2bed) I should be netting almost $100,000 (after all taxes, fees, management, etc). I am so far no where near this. I attribute my loss to date to the large amount of repairs the building has so far needed. HVAC being the most expensive repair, but also that given that I am a 4 hour drive away I have to depend on my manager and his fleet of repair workers to do even small jobs.

3: Can you help me evaluate my property manager, and consider if I should find another management company?

Benefits of my current management company are:

+ He is also a general contractor, which seems to reduce cost and increase speed of repairs when turning around or upgrading an apartment.

+ He lives in the same city as the building and is well integrated in the local rental market

+ He manages the court proceedings regarding evictions

+ His 8% management fee is competitive.

Negatives after 15 months are:

-Payments to my account are often 2-5 months late. They attribute this to slow paying tenants, as well as the high amount of repairs needed.

-Communication is inconsistent, sometimes takes several weeks to have a maintenance issue addressed

-Should I stay with this apartment manager? If not, how best to find an alternative? 

Any suggestions on how to get this project finally making the money it should would be much much appreciated.

Thank you all!