You cram all your responses in to one post and save time/effort @user2That way you can thank @user3 for his commentTell @user4 their comment was uselessAsk @user5 to elaborate on what they meanAnd so on to @user6 and @user7.  

Originally posted by @Dan Borecki: Thanks @Gerald K.

Full disclosure: I didn't read your entire post or any of the responses.Evict the tenant.

So , I’d like to address a few posts where the poster has expressed his opinion that I disagree with.  

@Adam RossRecommend 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.

Quote from @Rich Davis: I know there have been posts regarding the ever increasing cost of insurance.  

As noted, commission are always negotiable as are brokerage options (full service to discount companies that pretty much just post it on the MLS and you work with all calls, offers, etc) and an agent can go over likely net out scenarios with you and give you an idea what you likely will be able to net after closing expenses and paying off the mortgage balance. 

When they see you post and not pay taxes, they'll come after you...and probably hit you with all kinds of cease and desist as well as back tax bills and penalties and interest and that won't be a fun place to be. 

If it's really that tight, first see if you're fit to invest.Going forward, I am a post labor day to spring break REI guy.

Wishing you the best of luck as you move forward—keep us posted!