He gives down payments for licensed subs for hvac, plumbing, electricals, and for big jobs like pouring concrete for garage floor and driveway, as examples.I spoke to him a bit more and he says the hard part is getting these licensed subs that work in phases for big rehabs to come back promptly.

Great, thank you both for the prompt reply and the good information. 

Often just filing will prompt them to pay.

She promptly texted back that there was some in the garage when they moved in (January) but the cold weather was probably keeping them dormant.

If full payment is not promptly received you proceed with the eviction.

If you stage a place well, get nice photos taken (use Airbnb's free photography service), provide prompt responses and good customer service, you can do very very well.

Thank for your prompt responses!

He always takes care of issues promptly and effectively. 

They appreciate prompt service when repairs are needed and THEY APPRECIATE THAT I AM IN THE LANDLORD BUSINESS TO MAKE MONEY NOT TO DO CHARITY WORK.

Conversely, promptly replacing things that break because they are at the end of their normal life cycle with no charge to the tenant builds the tenant's trust and respect for you as a property manager.