-----------------------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Your son is responsible for making payments on time or ruining this seller's credit. 

Second main point: Avantstay has excellent systems to find guests who will treat property and neighborhood responsibly.

Hi Dominic, thanks for the detailed response.

Some of them even walk off the job, even after they pull permits and are technically responsible for the work.  

Have every detail spelled out, use an escrow account and daily updates verifying all parties are executing their responsibilities.

Ive been impressed with the response, resiliency, and rebuild down there.   

From there it's running a schedule and taking responsibility for my actions.

I believe it is completely reasonable to have a clause in your lease that places a cap on utilities with any overage (proven by a bill) being the responsibility of the resident.Our clause states that any electrical bill (we don't have gas, and water has never been a problem) that is over double the same month's bill from last year will have the overage assigned as a fee.It is important to keep your bookkeeping straight if you do assess a fee.

Simple, point out her responsibility for safekeeping of the property.