One thing for sure, I will never look at a HUD property again.Hopefully this helps others as lesson learned from my experience.Merry Christmas Everyone !

Merry Christmas @Rishi Ramlogan you just made my year...actually both 2016 and 2017 with this example of "I can't do it, so nobody else can do it" tirade.  

Are the extra boxes just due to Christmas from them buying gifts and having them delivered?

One of my bigger internal conflicts was that I've had to use some cheaper maintenance, rehab, appliance, service, etc. options over the years to save money when I was starting out, but I would do my best to facilitate the work to make sure quality & service for my tenants were still good.At the same time sending out christmas gifts, painting murals at my expense for the community, taking 6 days of personal days at my job to assist a tenant through permits/licenses/court hearings, coordinating with attorneys and consultants to help a tenant navigate his business, baby/newborn gifts, and numerous other activities over the years to just make sure I'm there for my tenants whether or not they asked.

Anyway...I've spoke with a number of other AirBnB and VRBO "landlords" and have found the following - During the summer/fall months, you can expect 130-150+ per night on a 3/1.5 in town on weekends, and possibly more around Thanksgiving/Christmas/NYE.  

First of all, Merry Christmas!  

These are not big balance accounts, but I will make contributions on their birthdays and at Christmas.  

You told them to leave, they probably aren't going to given it is Christmas but you told them to.   

The semester just ended so I have much more time now over Christmas break.

or i remember the one tenant, who yelled at me "what kind of @sshole evicts before christmas?!"...