A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

Having end dates in the summer is perfect and usually what I strive for.2 out of the 3 of these vacancies were actually planned for summer end dates.The one tenant is my tenant below in my househack and he has been absolutely incredible and kept me posted about this move for over 6 months.

From digging into real time market data and calcualting cash flow.. to literally driving for dollars, you want someone with an incredible network of pros who can unearth leads (probate attorneys, divorce attorneys, local fix and flip circles) that might connect you with a ready buyer or flud tenant.

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

With that said, I've done some research on the market and found the following information helpful in my considerations for Phoenix that you might find helpful as well:  Demand for both buying and renting property remains high due to the city's strong economy and growing population. 

I am an investor friendly agent as well looking to start my journey in RE investing.

As for your ques if to wait, well, it depends on the market, in some parts of the country prices are still going up, slower, but still going up, other parts the prices are coming down, you know that area, what is happening there? 

Well I may not be the most seasoned in the world but my wife and I have established processes that work for us. 

I wish you well in your real estate endeavors. 

Ask them to update your photos and put your best foot forward.If the market is doing well and your PM is marketing poorly, then you have a case for complaint and/or moving to a new manager.