I suspect they are flying under the radar of their regulatory agency for now but with the shenanigans you describe, i bet it won't be for long.

Before you say "I am a fiduciary" please go submit your ADV or regulatory documents to the Institute for the Fiduciary Standard as I have and get third-party approval that you are in fact a fiduciary. 

There's a lot of movement by a handful of Federal regulating bodies that are pushing to provide honesty and transparency up front for consumers.

The company made the news in April when Arbor foreclosed on four apartmentcomplexes in Houston worth $229m, after which Applesway mistakenly served mass eviction notices to residentsof the foreclosed propertiesIcer is a New York-based investment firm that stated to industry publication Bisnow that it was seeking greenerpastures out-of-state seeking to escape New York’s regulatory environment.

Hi Alex,Thanks for the mention.Unfortunately, investors sometimes expect providers to subsidize all loss of income incurred on a property which isn't feasible.We do our best to minimize costs and in many instances "eat a cost" that we shouldn't.Can't control "acts of God" or the weather/other people lolAs we all should know, there are ups and down's with real estate investing.Business is easy and people make it difficult as the saying goes.Our PM never just throws "a body" into a property just to call it "tenanted"Why?

Largely to avoid the PM from throwing the first warm body in that fills out an app and you're stuff with a bozo.

Furthermore, mid-term rentals offer a buffer against the regulatory challenges and market saturation facing short-term vacation rentals.Looking Ahead:The trajectory of mid-term rentals is promising, but success in this niche requires strategic thinking and adaptability.

High Maintenance Costs: Escalating maintenance costs can erode your profit margins.Change in Neighborhood Dynamics: Shifts in the neighborhood that negatively affect your property’s value are a red flag.Better Investment Opportunities: Selling might be wise if you've identified a more lucrative investment opportunity.Cash Flow Necessities: If you need liquidity, selling a property can provide a significant cash inflow.Tax Implications: Sometimes, selling can be advantageous for tax reasons, especially if you can benefit from capital gains tax laws.Personal Financial Changes: Changes in your personal financial situation may necessitate liquidating assets.Retirement Planning: Selling investment properties can be part of transitioning into retirement.Portfolio Diversification: Selling might be necessary to avoid overconcentration in real estate.Legal or Regulatory Changes: New laws or regulations can impact the attractiveness of holding onto a property.Ownership Challenges: If the burden of ownership outweighs the benefits, it may be time to sell.Real Estate Market Trends: Anticipating a downturn in the market can be a reason to sell early.Interest Rates: Rising interest rates can reduce the pool of potential buyers and lower property values.Property Value Appreciation: If your property has appreciated significantly, taking profits might be smart.Lifestyle Changes: Sometimes, personal life changes dictate a shift in investment strategies.ConclusionDeciding to sell an investment property is a complex decision influenced by market conditions, personal circumstances, and future investment goals.

Generally the southern US is a great place to invest for me, but I only do multi-tenant retail, good growth, better regulatory environment, great people etc. 

Insurance company reserve requirements are typically in the 10-15% of policy value.You would also have ongoing regulatory costs.