I myself will be looking into them, evolve is stealing a lot of money from you in fees.

Otherwise, if you're assuming third party management, then maintenance is either baked into their fee or charged hourly like a vendor. 

He paid monthly for 14 months until he forgot a check, got hit with a late fee, then paid the remaining 10 months in one check.He moved out at the end of his lease with no issues.Of course, this is the exception, not the norm.

I typically recommend that community for people that plan to use it personally and can justify the higher HOA costs and membership fees.

If Tenant fails to establish a utility account, becomes delinquent, or is disconnected for any reason during the term of this Agreement, Agent shall charge Tenant for the actual cost of utility use plus a $25 Administrative Fee for each invoice processed by Agent.

It also seems like you imply that the "fee" is somehow worth it based on this.

Advertise as you please, on any venue that will accept your line of work and be honest about who you are and how you can help homeowners, and people that don't want to deal with real estate fees.

Have you paid their standard fee (or beat them up to lessen it further) or a premium to cut the line when updates or revisions are needed?

I don’t believe a tenant can stay forever, and I can cover the extra payments and lawyer fees for up to two years for the tenant who will be harder to remove.

I usually try to work things out with people, saves a lot of attorney fees and makes for a better life.