Any suggestions on companies that would be willing to insure without charging 30+ thousand a year??

I'd also suggest Union City, where my wife and I owned a condo.

It couldn't hurt to call a couple attorneys right away to see what they say in terms of cost and suggestions for dealing with this quickly.In terms of mitigating any legal issues with your tenant be sure you are documenting every conversation you have had with the HOA in terms of asking them to make the necessary repairs.

Andrew gave some good suggestions.

Hi Steve,Welcome to BP.There are several Meetups for Real Estate investors in Albuquerque.I suggest you go to Meetup.com and search.

I like and appreciate both of your suggestions!

But the rental too does have to meet the "active conduct of a trade or business" threshold, which does mean you wouldn't qualify to use section 179 if you have a rental that is managed entirely by someone else and you aren't at least overseeing it and making decisions about the management of it.I mostly disagree with the reply suggesting that you need to have an LLC to take the section 179 deduction. 

If she wants paid for canceled appointments, then I would suggest you look for a new cleaner.My policy is to keep all funds if the guests cancels within two weeks of their stay, unless I'm able to rent to someone else for the same period/rate.

These are all some suggestions that may improve your current situation.

I was being factious with the suggestion that PP folks would run up to the high desert they are more likely to go out to La quinta and one of the many private clubs there which will have housing to their standards ..