Does the PM routinely update its lease contract forms to stay in compliance with state law...Yes.Would you want to do and have the time to do all the things a PM could do for you? 

@Jordan Graham If you go the Section 8 route, it's best to be prepared for all the red tape you'll need to deal with including the routine inspections.

So while I  didn't think you routinely spoke to them about her situation I got the impression you were planned to approach them on the termination at some point based on the above statement.  

It was a routine my former business mentor suggested I do, and I've been doing it for awhile now.

I've always been really careful and feel like I should get a break given how long I've been living here and how few issues I've had due to being so gentle (10 years, never complaining about anything even when it's routinely 58 degrees in the winter and as high as 92 in the summer).

I gather that most of the people who posts here has had been experienced in short term rentals so i decided to seek your wisdom on the current dilemma i have. just for background info: i have an STR in big bear ca that i have been operating for a year now. i had utilized evolve to handle all marketing and reservations and it has been ok so far. i have an upcoming guest that is supposed to check in on december 26 with a reservation for 4 nights. those dates are the highest priced days in big bear. i has been my routine to email my guests check in instructions 3-4 days prior to check in. when i did that to her, she responded back stating that she was trying to cancel for a couple of weeks because of sickness in her family and was trying to cancel. i checked with evolve if that was true, they said she never reached out to them and that she opted to not get travel insurance so we are not liable to refund her anything but it is up to me if i want to give her back a portion of what she paid. now this is not the first time this happened to me, another guest tried to cancel last minute to me a couple of months ago requesting that they get refunded even without travel insurance which i did (a portion) since she did it a week prior  and the dates were not so pricey as this one. and she had a sick relative too!!

“How do I change my habits so that this is routine”“How do I overcome life’s everyday obstacles to be consistent and successful”Check out the events schedule for more details

I have found one team in Florida that I pay a small margin more for the equipment and install but that are very detailed orientated, professional, stand behind the products and perform a follow up system check weeks after install.The second most important thing seems to be the routine maintenance for us in the Southern states. 

I always send owners most, if not all, of the pics I take at their properties, and I always write up my repair recommendations for them directly from the photos.The key to taking useful pics is to have an organized system of HOW you will routinely walk through a property.

I heard first month's rent of any new tenant plus 10% monthly for all routine issues managing the property.