Firing a Property Manager

[Preston Wallace]

In January 2021 I turned my first primary residence into a rental when I took a new job and moved about 1.5 hours away. I had a lot going on at the time between starting a new job and getting settled in at my new home so I elected to hire a property manager thinking that would be easiest.

Turn the page to April, the tenant has been in place for 6 weeks now and April 1 was the first month rent due that was required upfront. On April 15th we have not received rent and the tenant will not reply to any communication. On April 12th see provided a 7 day eviction notice, following state laws. Ultimately, I think the eviction route is gonna cost more than we will ever recover so I have proposed to the PM that we offer a semi cash for keys if the tenant will move out by the end of day April 17th she will drop all late fees and if no damages have been done to the property she will return half the security deposit. Holding the other half as April rent. 

I plan on firing my PM after this is settled. I've never managed a property before but even I could do a good enough job to put a tenant into place that doesn't pay after one month. Any advice from anyone that has fired a PM before. The termination portion of the agreement reads as follows. "TERMINATION. Either party may terminate this Agreement at any time upon thirty (30) days
written explanation and notice to the other party. In the event of termination of management agreement
by owner during a lease term already negotiated by the manager, all service fees for the full lease term
become due and payable in full."

If I notify of termination after the current lease is terminated, do I have to wait 30 days before I can rent it out on my own? Or since no lease is in place can I fill it with a tenant of my own?