Glad to have you as part of this community, Ben! 

I explained the process and how I have 30 days to either send check or itemized letter with deductions.

However, can you provide more information/details regarding your first townhome deal in Gainesville, especially the numbers?

.* logistics of maintaining out-of-state property and tenants* having time to research enough about this while moving across the country to be confident in your decisions and planning* having time to research other opportunities, what could be done with the money if you soldReason I bring up the emotional stuff because yeah property is a hassle, but there may be another vision that lets you get everything or most of what you want, with a little bit less hassle, or hassle in a way that bothers you less.

@Chantelle LewisRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Now, after doing this several times my success rate is around 1 out 5.   

Is this a "find a different lender" type of issue, or are there laws about this? 

How did you finance this deal?

What is your plan to obtain this dream?

Hopefully we will meet at one of them and help one another out.