I assume that finding a good PM and making efficient improvements can be challenging.

For example, if they have a financial issue they know that communicating proactively and honestly gives them the best chance at getting a late fee waived.Also, when I am being flexible, they are reminded that I am being flexible.

Conversely, I also know people who find communicating with guests and cleaners to be incredibly draining, they don't know the first thing about managing an STR nor does it particularly interest them, and they would rather spend their time making money in their main job rather than taking on a side hustle that they may not be able to do as effectively.

In fact, nothing was ever done.To make matters worse, I have another Fund That Flip deal that has gone south with little hope to recoup that investment as well.The loan was made in June 2018 and they stopped paying a year before Covid started and this is their latest comments:The developer remains non-responsive to Fund That Flip’s communication attempts to discuss foreclosure alternatives.Foreclosure counsel is waiting on the court to schedule a hearing date for the judge to rule on our motion for default judgment.Fund That Flip continues to work towards re-establishing contact with the developer and their known colleagues to discuss a successful exit.

Your reply seems well thought out but I hold the belief that the free market is more efficient than a market being meddle with.  

I haven't mentioned collections or lawyers to her yet because I want to keep the communication open and amicable and make sure she continues to respect the house, but I don't know what to do.

The contractor offered to cover the cost and your neighbor should communicate with them.3.

Any advice on how to invest my money in real estate while being the most efficient?

There is nothing that ruins a business relationship quicker than poor communication and unexpected fees.Some PMs add a flat fee or a percentage on top of maintenance bills.

I personally have nothing but nightmare and horror stories, not necessarily problems with the tenants, just problems with the procedures and the paperwork, poor communication from the HUD caseworker etc...