Learned a bunch.If your PM sucks, get rid of them faster…. 

Thoughts on getting rid of Proper and just relying on Aircover? 

Then we could get rid of that $150 renewal fee that involves sending a 1 page form email saying pick an option.

If you keep it long enough you don't qualify for the primary exemption (maybe it was too good of a rental to get rid of) it would still qualify for a 1031 exchange.

As mentioned mold needs moisture and the best way to get rid of moisture is proper air ventilation.

It may sell at a loss if someone else knows that you are trying to get rid of it because of a bad tenancy, but if you can get a well qualified tenant in there, then it may be worth keeping at this point if you can make it get some decent cash flow.  

Some people ar enot so smart.But as @Nathan Gesner and others said, get rid of him anyway.

I would immediately send a certified letter to get rid of the cats and state the damage that is already done.

If you could clean the pool and get rid of the weeds in the front that would be great but editing can fix some of that. - If you can't afford to stage, virtual staging some photos is a good idea. - On this one it's hard for buyers to see what they're going to do with all of that living room space so some virtual staging helps paint the picture. - Lastly, the colors are basic and I think we're seeing a shift where buyers aren't just wanting the black/white kitchens anymore, maybe try to find some accent pieces you can add in for cheap.

The house is sitting there vacant and all banks want to do is get rid of the property.