Worst car scenario, get an agent and swallow the 3%.

If an earthquake opened a chasm and swallowed his car, would that be your fault, too?

One big callout - if you need to remove the tenants to get to the 30k/yr number you need to make sure you can swallow that  timeframe of vacancy or removing tenants and filling them (and having the management company take that first month lease or half-month lease or whatever you've agreed upon).  

Like asking a doctor "what happens to food after I swallow it?"

I was avoiding WF due to their long list of scandals, but I should swallow my pride and try them out.

I’m so relieved.As a landlord, it’s better to swallow your pride and settle for a small loss than try to go through an ugly eviction process for weeks or months and end up losing thousands of dollars on legal fees, lost rent and rehab fees.

Should I break the rule of trying to keep investment properties close to where I live and look further away in areas that have less of a risk of the ground just opening up one day and swallowing a house? 

Hard pill to swallow considering I'm a Saints fan :)  Best of luck @Michelle Mercer

The damage you described to the cabinets may swallow up her $700 security deposit in and of itself so I would deduct from her deposit just like you would with any other tenant.

@Heath Ryans Yea, I’ve noticed lots of smaller multi family properties are getting swallowed up fast lately.