There are three or four lawyers in Hamilton County that have a regular eviction docket.

Demand for Midland will always be there, not sure on STR rules but if you're traveling regularly then STR it and get the tax benefits/utility from it but make sure you're not violating the occupancy stays.

Regular rental rates would have been more like $2300. 

Speaking to investors last spring, AMH executive Bryan Smith touted a recently implemented "pet program" and said, "we're very excited about the opportunities we're going to have for ancillary revenue," referring to fees.

It's in Grand Rapids, MI for reference.

When you say "institutions" are you referring to the lender?

As I mentioned this is my first property and I got to this point without too many questions since my realtor was really helpful, but my property manager wasn't as helpful and she mentioned that I should discuss this with my insurance agent, That I don't really have one reference to trust, so also if anyone has a good insurance agent from Utah it can be helpful.

the "regulars" who have their turf battles (or hmmm, ya think anyone might ever cut any backroom deals on who goes after what?

@Alan Asriants, my wife, who is a designer, and her other design focused friends, refer to these as "Dude Flips".  

Check reviews, references, their previous work, and ask for a detailed scope of work.