They routinely pay out around the 15th of the month.One single and pregnant tenant has bounced through a few public and private assistance programs.

I do a lot of repairs and maintenance myself when I come down in the winter and during the quarters I make the trip, but here's just a sample of things I had to pay for in the last year:Pool screening: $985 (big hailstorm destroyed 13 screens)Irrigation repair: $394Irrigation repair #2: $230Palm trimming (twice: $200Pool light replacement: $950And all of that of course leaves out routine replacement of towels that get left at theme parks, sheets and pillowcases, busted blenders, and a host of other things I can't even think of right now. 

"Short term" is higher maintenance, of course, and requires "boots on the ground" on a routine basis.

Things I've got down to minimal effort or fully automated: * Rent, security deposit, and fee collection* Basic accounting and tax packet creation* Listing vacancies* Lease signing* Applications, credit, and background checksThings I'm still dealing with directly ad-hoc or don't have a well defined process or solution in place for:* Requests and communication with tenants* Finding and coordinating service providers for maintenance and repair work* Scheduling showings and getting prospective tenants to make their appointments* Tenant turnover for move in and out* Keeping up with legal changes and lease template updates* Setting rent amounts* Lease enforcement - tenants are responsible for things like yardwork, routinely get letters from the city about weeds / tall grass, etc.Questions for the group:* What am I missing if I were to make out a checklist of an "automated property"?

My understanding is that in Florida I do not need to hire licensed contractors to do regular routine maintenance (replace lamps, toilets, tiles, etc), is this true?

I have been a painter for more than 40 years and I can routinely repaint apartment turnovers for less than $1000.00 per unit.

Our company routinely sets up 1031 exchanges on 24 hours' notice or less (it's not ideal, but it happens!).

Just routine maintenance.

That killed (along with the recovered market) my company's program, but probably saved billions in US tax dollars since people routinely overpay for housing product.

If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).