You've tried it the "soft shoe" way, now, slam her head in the door and get your property back.

But only to support some of the advise in this thread to start with a few properties which may not need much if any maintenance to wet your beak, that do not require that you bring a set of skills that you may not yet have.There are so many people here who have been in the same shoes you are in and had a lot of success, listen to them on the podcast and read their blog post, I think you will be satisfied.  

If I were in your shoes, I might tell the tenant that I expect the tenant to pay the contractor's bill or that you might need to make some major changes at the end of their lease.

In my rental agreement, it will state no shoes on the carpet if that means anything.

No more shoe boxes.

Rough cost break down without seeing property: Architect 5,000-10,000Plumbing 25,000-30,000Electrical 25,000HVAC 20,000Concrete 10,000Spray Foam 20,000Drywall 15,000Painting 15,000Bathrooms 15,000Siding and gutters 20,000Stairs 15,000Kitchen with appliance and granite 15,000-20,000Finish trim doors, casing, baseboards, shoe 25,000If you have any further questions feel free to ask.

If I were in your shoes I would be more than happy to pay for a $400 dinner to pick his brain for a few hours.

Chicken in her shoe LMAOI hope she was smart enough to not use her toothbrush

If that is the case, then if I were in your shoes, I would start looking REALLY close at the property manager.  

But you're really stuck paying taxes at the same rate a guy who buys leather and makes shoes would pay.You may also be subject to SET - self employment taxes.A good CPA is essential for minimizing your tax bill.