Just make sure you keep up with any routine maintenance to avoid major issues in the future. 

@Ethan McCarty  We routinely have guests in that market that specifically ask if it will be decorated for Christmas so we decorate.  

Before the dot com era of the late 90s massive daily swings in the financial markets weren't overly common and nowadays nobody raises an eyebrow at a 250 point swing in the dow.

Though even those things are routinely removed when the house is a short sale.

The company should be capable of conducting minor repairs and routine maintenance.

Realistically, you'll have some vacancy, some make ready expense, lease up fees (often charged by the PM in addition to the monthly charges), and some routine maintenance.

Is there any way to have a property management company handle the midnight calls, the routine maintenance, the drama, the toilets, the yard, and everything like that... but personally handle the tenant screening and application process/documentation?

If so, losing a month is going to be routine every time you have a turnover, so you better just plan for it.What does your lease say?

Keep in mind, there is absolutely nothing wrong with my roof other than needing routine maintenance, it’s tile, should last forever.To make a long story short, I did not sign up.

The same question that hunts me every year raised its ugly head once again.Issue #1:I have two times of expenses, routine maintenance that sometimes is quite costly .. like labor and materials to repair main sewer .. or upgrading the unit after its vacated.Second category is rehabbing trashed new acquisition.IRS rule is relatively simple: If the item has short life span .. like a gasket or so .. labor and materials can be expensed in the same year.