I of course have advised that they call the police, however they are afraid of him, too, and don't want to stir the pot. 

@Mikhail PetrenkoWhen my wife and I bought our business in the fall of 2017 we lived in a furnished apt for a couple months about 2 blocks from there at Fillmore and Huntoon - I didnt think the area was that bad - the park to the south of Holiday park my wife said she'd see tweakers sometimes and people smoking pot (which I think should be legal) and during the day you'd see the occasional tweaker or person suffering from what appeared to be severe mental illness - which in my opinion is normal anywhere in Topeka - My outsider perspective living here going on 3 years now.

You also need to account for any utilities not covered by the HOA, and set aside some small-ish amount each month to replace things that get damaged like linens or pots & pans.  

I think it is a fair expectation of a tenant that there will be a POTS jack in a unit.

Find a realtor who works specifically with investors and add bench strength.

I knew he smoked pot as I would smell it in the house sometimes and he like to work at night time...but at the time I told myself I didn't care as long as he did a good job.

Doesn't necessarily have to be the one with his or her name on every bus bench or mailer, but someone that is ninja good and can teach you the ropes and is willing to foot the cost and time of hiring a brand new agent, in trade for the long term success you will hopefully bring the both of you.

I would stash that 3K/month until you have a larger pot to pull from. 

There should be one on every bus bench in town.

Crap or get off the pot.