Always offer PIA tenants an out even if it will hurt financially, because the sooner you both move on the better things will be.  

It was a "pia" tenant any way!

You need to call them on this now or they are going to be PIAs for their tenancy.

If your looking to get plenty of good value info it is probably best to join a property investor Association (PIA).

I also subscribe to the PIA rent increase model, the less I care if you leave, the more I raise your rent.

These particular tenants are not my favorite people and can be PIA's but the fact that I know I never have to chase down the rent check is really appreciated.

Maybe a smart thermostat or something.Do not let tenants dictate your upgrades - they sound like a PIA, honestly.

She will be a PIA tenant if you let her stay.  

Baltimore absolutely has its issues (I, personally, wouldn't live there due to the schools and crime), but as the saying goes "Live where you want to live, Invest where the numbers make sense".Some things to note as an investor: high property tax rate (but assessments tend to be lower), high reliance on voucher tenants, city government is a PIA to deal with.Get a great Realtor, get a licensed property manager (PMs aren't required to be licensed in MD, FYI) and start scouting neighborhoods.

I cannot imagine BoA doing anything quickly or being anything other than a total PIA to work with.