“it is VERY hard to screw up when buying i.e. a duplex in good condition in a desirable neighborhood and either self-manages or hire a quality PM to manage.”excellent point 

The seller had a good rental history strictly on VRBO & decided to move onto other things.

For my POH park I have a hourly PT maintenance manager who keeps our rentals in shape. 

The biggest lesson learned was managing stress.

Typically corporate/bank owned homes are managed by an asset management company.

I've managed up to 400 rentals and never offered a concession.

It sounds like you may not be cut out to manage rentals in which case you should probably sell.

Well anyone can write anything into a contract, but whether it is legal and enforceable is for the courts to decide...It is State law here that a contractor must call 811 or they are liable for the costs.

Just started our own firm investing in and managing property in our relatively new (~5 years now) home in Charleston, SC.Happy to be a resource to anyone and look forward to making quality local connections!

Contact me PlzPS - Since 2003, Dean & DeWitt Property Management has helped investors buy, sell, and manage investment properties in the St.