There have been times when (left in such good condition and clean)  I've refunded when they left early.

A low opt-out percentage appears like you have a clean list of people who initially opted-in to receive your messages. 

We genuinely value architecture, history, design and quality, even if that means minimizing profits.

I would also send the insurance company this same letter and tell them they are going to be responsible for the cleaning and repair cost.

. :)Writing a book on "How to entice your evicted tenant to leave for a weekend while you clean out the house and change the locks" is not teaching real estate.

Living/Dining Room:Demo & Prep ($1,000):DIY carpet removal and ceiling work.Professional for electrical work.Flooring ($2,250):LVP or good-quality laminate.Paint & Trim ($500):DIY painting.New trim.Lighting ($1,000):Update existing fixtures.Drywall/Plaster Repair ($300):Patch holes and make repairs.Window Treatments ($500):Blinds.3.

If you hate the process of placing tenants, it may be worth it to hire a property manager to handle tenant placement for you.I think finding a new tenant is a better long term strategy if you're confident you can find a higher quality tenant that will cause you fewer headaches.

They should track progress, quality, and ensure the budget and timeline stay on course.

But it turned out, it was his roommate (who moved in without telling me, but turned out to be a good tenant) that was doing the cleaning up.

@David Hoffman did you find Chad's group to be beneficial in making new quality connections?