The first phase or about half the lots will be short term gains with the possibility that the second phase may qualify as long term gains.

15 acres for a lot sounds huge to me and I'll bet you could be missing out on some extra $ by not getting more lots.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

There are far fewer opportunities for leaks to develop in the drain plumbing under the sink when there are less than half the amount of joints within the plumbing.  

I believe the PM lives an hour and a half away (purchased PM business that we were previously using) and didn't visit the home before sending out the plumber because they didn't seem to know any more details about the invoice than what was written in the description.

And if you want to be in real estate, while I normally don't tell people they should get their license to be an investor, if you are a good marketer and networker, getting a license can be a good way to pocket some extra money on weekends and evenings, while learning a thing or two about real estate.  

Your refacing number is quite high and you should be able to get new cabinets and countertops for half of that price if not less than half. :)Are you making your place a long term rental or short term?

What I will do is attempt to find a QUALIFIED substitute tenant, credit the original tenant with the rent paid by the new tenant LESS one or two months fee for the extra work and effort, but I will NOT release the original tenant from liability should the substitute tenant default.Look, the bottom line is that renting to tenants is a business, just like any other business.  

Outside the walls of my home, in the general public, I can't think of a single instance in my half century on the planet where having a firearm would have changed a situation or where I found myself in a situation that I could not walk/run away from to avoid conflict altogether.

(I will research what the likely cost will be and will add in some extra for Tenant A to make it a positive for them).