Otherwise she will continue to be the PIA until next spring when I choose not to renew her lease.  

Pablo,There are a couple of suggestions:1. ask other investors who they use2. look to see if there are any assocations for property owners (they may have a recommended agent or company)3. check with the Professional Insurance Agents (PIA) or Independent Insurance Agents (IIA) in your state.Once you have some leads, talk to the agents, ask if they can handle other types of insurance (construction, large apartments, etc.).   

I just did one from Janus and though they were a bit of a PIA to deal with, the price was right. 

I invest north of the city in Ellwood and it decent cash flow situations.Tenants are worse and more of a pia in more depressed areas.  

I am assuming there is a PIA in CHCH still?

At that point notify the tenant (CC'ing the PM) of the date that management will change over and where they should start paying their rent.Collecting documents (lease agreement, rental license, lead certs, etc) from your current manager may be a PIA, but well worth it if they are not meeting your expectations.One more thought - if you live in a state where PMs are required to be licensed you can file a complaint with the regulatory board.Good luck!

I did that for awhile but it became a PIA. 

Should not be an issue with newer properties, but can be a pretty big PIA for older buildings.People with vouchers can be picky, in square footage, bedroom count, and neighborhood. 

I had a PIA tenant that had a Pit Bull that he claimed was a service animal.

Now I know they are cheap and not costly to replace, but a PIA to have to keep buying and I know they may break, but I've had the same ones at my home for years.