Use this turnover as an opportunity to research and find a manager that can stabilize the property and take control of the situation so you can focus on other aspects of life.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

You can do a requested search and pay the exchange fee, normally $219, and it will search an area for a precise time period and it will alert you when they find one and you can accept that resort or not.  

AKA attorneys are hired to draw up/revise/review and sign contracts with their clients, in NYC and Long Island: Attorneys are also the ones that handle ordering title searches and etc. 

There are good value deals in your market if you search hard and long enough, it sounds like your lead source could be revamped in my opinion.

- We are going to start searching for a CPA with a lot of experience in STRs, but haven’t found one yet.

In a really tight market, you might have leeway of hundreds of dollars before a tenant will even think about moving; conversely, in a loose market, even $50-100 might have a tenant searching for other digs (cheaper or better).

For example I just did a quick MLS search from Colfax north to Longmont, up to $550k.

I opened a PO BOX to use for any mail for my LLCs which is really none.