Hi Bob,If you have had a positive experience like it seems that you have, I'd suggest sticking with your current turnkey provider.8 years is a long time and only having 2 tenant turnovers in that time is fantastic.They have stood the test of time and not many turnkey providers do.Also, why fix it if it's not broken?

@Michael SmythiesThe biggest lesson is the wild and ever changing landlord tenant laws.To your area of interest:- Tenant relations: Keep it business, stick to the lease agreement, communicate, and the golden rule.

Stick around these House Hacking forums - they're awesome. 

I know my metrics so I just stick to those. 

The area is not as developed as Oregon though as the big money Seattle folks pretty much stick to Puget sound real estate and forego ocean front or view.

If you have no way of proving that the tenant caused the damage, you are likely sticking your neck out there for an unlawful claim on the deposit.

Stick with what has been successful for you and is enjoyable. 

I try to stick to the facts.

I would give her notice of termination and get rid of her.I also recommend you set some standards and stick to them.

People do not always stick with their first thought process during times of turmoil