You should have removed her at the end of her first year. 

You also have lawn and snow removal in multi's, where SFR tenant is responsible.Finally, SFRs typically garner more rent than multi's, for same bed/bath/general size.  

Fences, basic landscaping, tree removal can put some nice padding into your margins as well. 

@Dennis GallagherIt's my understanding that the "Income-Expense Ratio" primarily use operating expenses as the expense variable, which includes costs like utilities, property taxes, insurance, maintenance, repairs, property management fees, and trash removal, all of which are considered when calculating a property's operating expense ratio (OER).You calculate OER by dividing the total operating expenses by the gross operating income of a property.

We removed a chimney to open up the space and updated all the major ticket items—new electrical, HVAC, and roof.

I think he had some self promotion in the post and mods removed it @Paul Ewing

Removes a ton of risk. 

@Samantha Springs Here are some options to help lower the mortgage without refinancing that is worth considering:1. ask your lender to remove the PMI, if you have one, that would help reduce the mortgage.

I've never been successful in getting any of the SCAM advertisements removed. 

If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee.