I know many people have time to invest in other states but time is valuable and I don't think I have the resources to sustainably do that!

Tenant did not maintain bath vanity and it sustained irreparable water damage.Unfortunately the vender does not sell the drawer face individually, but only sells the entire vanity.

Give them a timely manner to get out 3-6 months (they have 10 months left on lease), evict right away, or let it stay until end of lease and not sign with them again?

I know there are some hefty penalties if 1099s aren't done in a timely manner or even at all. 

This is a pretty solid take although at the scale those companies are now, 15-20% won't be sustainable long term anymore. 

My insurance and property taxes are also set up in this manner. 

Your business model cannot be sustained. 

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I always establish this expecation up front, they pay on time and treat my unit right and I address issues in a timely manner and treat them with respect.

And here's why:Key Takeaways:1) The market is following the original year-over-year appreciation trendline from 2014 upwards, indicating sustained growth and stability.2) Supply issues in Reno's housing market are once again in focus, emphasizing the need for strategic solutions to address housing shortages.3) Exciting developments, like Tesla's massive expansion to manufacture electric semi-trucks in Northern Nevada, will further strain housing availability, signaling continued demand.4) With increased home prices, we anticipate a ripple effect on rental markets in both single-family and multifamily sectors, driving up rents due to housing unaffordability.For California investors in San Francisco, Oakland, San Jose, Sacramento the proximity of Reno and stability of investments are attractive.