By offering sub to financing, you increase the universe of potential buyers to include those unable or unwilling to obtain a new loan.  

Thanks @Lumi Ispas, they responded with an offer for $3k, but the attorney was unwilling to add language regarding the condition of the unit, i.e. they won't guarantee there isn't damage beyond normal wear and tear. 

It's not their option to renew...If they are unwilling/unable to cover the damages financially, come up with a payment plan that goes on top of the rent for the expense. 

A lot or two," if vacant, contains uncertainty that most REI are unwilling to take on! 

Even small, common mistakes like renting below market, picking the wrong tenants, unwilling/unable to enforce lease terms, slow turnovers, or unscrupulous contractors can cost more than a good PM will charge, and that's before you account for your time and the stress.If you have the personality, I recommend self-management for anyone who lives within 1-2 hours of their investments.

Although I have great relationships with my main contractor (handling 6 units), he is unwilling to travel a bit further to handle some of the others. 

A pet fee or rent may give someone the impression that "they already paid for the damage" so they're unwilling to prevent it. 

We had factored the cost of the repair into our original offering price and the seller was unwilling to negotiate further.

If they are unwilling, terminate their lease.

If the PM is unable/unwilling to collect from the tenant, demand they compensate you for allowing the expense to occur.