Most, in fact nearly all, of the terrible situations I've encountered in this business were FSBO/DIY sales gone sideways.

For example, can you put a kit shower in, and save the money versus tiling the shower etc?

@Carmen Assang as others have stated, you have to turn your emotions off and make the best business decision - easier said than done.Also, hopefully you've learned a lesson and will be more aggressive in the future with tenants behind on their rent.All this is another reason DIY landlords are often their own worst enemy and only think they are saving money by self-managing - when the reality is a good PMC will actually save them more money than they cost.

Quote from @Steve K.: It could just be some roots in the sewer line that you can have cleaned out for $100-200. 

Sometimes she was late for rent and they were keeping me in loop about the same and then paid the rent a week later etc.Now for Sept they didn’t pay the rent and when I reached out asking for rent after 5th Sept, they said that they vacated the place due to hazardous mold issue (she says she verified with over the counter mold kit) and also said this is a 5 day notice to fix the place.

Got into this business via DIY rentals, but did find an experienced real estate attorney from day one.Also joined a local Real Estate Investors group that saved us lots of headaches!

Where you purchase a property that needs some work, live in it for 2 years, fix it up (either DIY or hire contractors), and then refinance & rent it out.

My advice is, since you only have 2 properties, do hands on management, get a feel for neighborhood, rental market and save money by DIY.  

Not recommended to DIY it, it's fairly complicated.

Purchased under market value, then rehabed myself with sweat (i am not the most talented DIY guy haha) What was the outcome?