Bad management can tank a deal just as fast as anything else.Did you fire the manager and work on finding new management?

(It costs 10k+ to drain, clean, refill the pool so I only do it once an year and this is pretty standard) I think it is matter of if it looks dirty or smells bad when guests use it.

Obviously this could happen anywhere but I know it can be particularly bad for landlords in certain places like mine. 

When you pay cash for a $400,000 home and rent it out, your rate of return will likely be less than 6%.You could invest in stocks and earn 7% or better.You could put the money in a high-interest savings account and earn up to 5%.I don't understand why anyone would pay cash for real estate, erasing many benefits that increase the rate of return, while exposing themselves to the risk of loss (turnover costs, bad tenants, capex, etc.). 

Quote from @Isla Arshad: You know in your heart she's a bad tenant.

.: Quote from @Adam Michael Andrews: Too bad this guy deleted his account.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

When I’m talking short term financing is bad.  

@Michael ReilmanI installed the Aquasource Henshaw from Lowes in all 20 units I recently rehabbed and they've been great so far, and as an added bonus they're ADA height which is awesome for bad knees!

Prepare for the inevitable, because bad things will happen.