Kyle, you are correct, you should not be responsible, but the fact is MN law requires you to pay unless you can show the bed bugs are a result of willful, malicious, or irresponsible conduct of the tenant or a person visiting the tenant, which is nearly impossible to prove. 

My favorite is to implement a direct mail drip combined with phone call and personal visit follow up.

Even in a mediocre market, if you have a great agent and a great PM, you will outperform a great market with a mediocre PM and agent.That's also why I think it makes no sense to invest in 17 different markets: you don't know much about any of them, you have to build a network of people in every market, the law is different in every State and it's physically/economically impossible to visit any. (1-4 units anyway, large commercial is different). 

lol this is no longer 1995 ,  by having open house every weekend potential buyer could just visit the property without even a buyer agent. especially in market with price above 700k and home for sell per zip code is less than 5 , there would be lot of traffic without even buyer agent, if buyer want to buy and have no agent the listing agent can take it all

I see Seabrook as a place to visit when you want and use the losses to offset high income net worth stuff.

The how has always just been a detail found along the road, never laid out ahead of time, just an item to solve and over-come along the way.

So, I would go ahead and turn the garage into an "out of this world" experience, with arcade games and other game room items!

Get bad tenants out, fix up the place a little, get a new 'good' tenant in there, raise rents a little and relax.Look back in 5 years, you will be so far ahead it ain't even funny.

We finally came to terms at the end of last week so he hasn't had much time to get me added and we were going to go ahead and start asap.

So right now our STR is mostly just communication with guests and occasional property visit if there is any issues.