The 4 guests smoked marijuana in the house (strong smell), broke a window blind and a picture, put a hole in the bathroom wall, chipped an end table and worst of all vomited on the couch and front porch.

Jay what you've got to understand about Josh is the fact he is simply lying.  

I have a potential private lender, but I need to determine if this is a viable investment opportunity and explore the best financing options You posted this same thing three times - in two it was a 36 unit and in the third a 32 unit.Do you have any other details about the transaction or perhaps wish to share your initial analysis so the volunteers here can poke holes in it or tell you why you're right?

Simply put, your sphere of influence are circles of people that you already know.

A PM offers so many additional services in addition to things you cannot do yourself - like simply having a 3rd party between you and the tenant.

If the latter, simply give her the notice required (eg 30 or 60 days) that she needs to move. 

You can go the free route which does take some time, door-to-door, cold calling, and simply messaging buyers.

That's new built or nearly new, so we don't have to run down the rabbit hole of condition costs. 

This will get you the name on the dog on record designating that specific animal as their ESA.Good idea -- AND ask for additional rent/deposit, unless there is some legislation forbidding it for a properly registered service animal.My humble opinion, all this "emotional support" stuff is simply BS so they can take their precious animals everywhere they go and not have pay extra.

This would be the safest approach but also, anyone that is worried or has extra strict oversight in their area could simply avoid anything alcohol related in their packages.