Of course capex does come into play, but I have a lot of factors on my side including most major components of the property have been replaced already, including roof replaced 2 years ago, water heater replaced 3 years ago, full house was just repiped, septic system is 5 years old, HVAC system replaced in last 7 years, i do not cover appliances with warranty in my rentals, and the tenant I placed in the property is a single dude who works 60 hours a week and just needs a place to sleep.

I always play by fair housing laws but not giving me a pick in my tenant is not to my liking!

The question is: Do I let her rent longer, continuing to collect, then renovate before the next renters' cycle (around March/April or later)?

Also hearing better than market results from those who are self managing as consumers continue to buck excessive fees by seeking to book direct.  

I am also considering selling the property next spring so this would be the last lease and I don't to play nice. 

Each day that a violation continues, shall constitute a separate and distinct offense, to which a separate fine shall apply.

Each market has its quirks; like, San Antonio is all about maximizing cash flow, while Austin tends to be more of an appreciation play.

I could see a value-play here for monthly financial reporting, if not handled directly through PM systems.

The time commitment the HH properties took from our company made them simply untenable to continue to manage. 

Most of our agents are doing quite well with the program and continue to purchase bundles of leads. 85% of the featured agents that have been with us since last year are still with us.