When we sold the house we did not charge the investor a commission.

So if the homeowner saves energy or goes on a long vacation, they still get charged 100%.

I’m hoping to find more success in Phoenix, but as you stated, the old fashioned way may be my best bet.

The agents are charged for this service no matter what so it's difficult for the agent to service from a time and financial perspective.

My bet is you do not get sued.  

I doubt you'll make 11% with the S&P, but it is probably still your best bet.

I would also give her x amount of days to move but let her know you will have to charge a prorated fee per day after that to move for occupying both units. 

The PM said they don't up-charge, but most repairs and expenses were ridiculously high.

For example: This month they charged a full month for tenant placement fee then, the same month, they charge a PM fee.

Statistically, I would bet that many of these properties could be at risk from a similar event before the reconstruction could even be completed.What is the new premium on a $5-10-20M insurance policy and how could it ever be recuperated during the life of the policy or length of the average 30 year loan?