We refer folks to bank-type lenders regularly throughout the year when that make more sense for our clients. 

In Chicago it regularly dips below 32.

Quote from @Ryan Brown: Good morning,I have a section 8 Tenant that is blasting music from  the evening hours of 6pm to 3am on a regular basis.

Look at your competitors then adjust regularly.  

I am seeing a crackdown on STRs not so much as a result of any hotel lobby, but as a result of regular citizens complaining to their elected officials that they don't like living next to a hotel.Can't really blame them.

I'm in Ohio and we see those lower loan amounts pretty regularly. 

Provide copies to all parties involved.This project-specific agreement works well for one-time jobs, but if you plan to work with subcontractors regularly, I highly recommend having an attorney draft a Master Services Agreement (MSA) for your business.

For regular tenants and/or section 8 tenants.

They're the ones working with those agencies on a regular basis and have the best referrals.As far as recovering the debt, try leveling with the tenant as much as possible so they grasp the seriousness of being sent to collections.

We regularly take over properties from managers who haven’t performed well, and it’s a seamless process when done right.