Check your state laws on tenant abandonment - then follow them.You can choose to be more aggressive, but make sure you understand the risks!

Leasing is a specialized skill—PMs deal with this daily, making them far better equipped to handle applications, verify income, conduct background checks, and evaluate a tenant’s overall suitability.Protecting Your Investment:The cost of a bad tenant can be far greater than the cost of hiring a professional.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

What you want to check when signing up a PM is their indemnificaiton clause on who covers who in case someone does something wrong. 

And while yes, no one has the same pricing (combination of factors), I also continue to check on a regular basis our rankings and how we "present" on total costs per stay vs. our competitors.My gut says there is price creep and we might have a ways to go before the market really corrects.

Go find another property and just check in with this guy once every month or so....you might be surprised one day :-)

Check out Second Street (mysecondstreet.com).

@Philip Anderson I'd recommend checking out @Baird King's meetup in Santa Barbara and @Kevin Aranha's in Ventura. 

Rae, I would keep checking the sites including FSBO, FaceBkMarktplace, and driving neighborhoods. 

Look at all the differences in both rate and terms but most important in my opinion is their track record in customer service and meeting deadlines and closing.