Many of these groups manage both affordable and market rate however have a great deal of experience screening tenants and conducting routine unit inspections which it sounds like is a major issue with your existing company.

I routinely tell even married couples not to buy investment properties together (example from 10 seconds ago).

Or, a charging order may be granted.If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).

If a routine maintenance list was in place, this would have been avoided. 

The party issue or just noisy groups that annoy sensitive neighbors was a fairly routine problem with the medium and large house.I think it kind of comes down to operational style also.

The 24 inch units don't have great capacity and are best suited for a 1 bedroom unit.If you get washers/dryers that are too small, tenants will overload them routinely and shorten the life of the appliances.

Congrats, you will feel a lot better about yourself and your business once you whip them into shape.And next time you will jump on it immediately simply as a routine part of operating your business. 

I, on the other hand, think direct mail is an awesome method of contacting leads.Since you are not having much luck with finding the phone numbers to the leads you have, sending something to them via snail mail will at least make the initial contact, then you can gather numbers as they call you and routinely make follow up calls.

Don't spend all cashflow so you can have reserves ready to go when the water heater goes, the furnace, etc.Finally, putting of routine maintenance is a big no-no.

However, none of these incidents has caused my rentals to be unprofitable because I use real world expense numbers and these incidents are a normal and completely routine part of the business.