I reply firmly that the rent has been late for the past two months as well as this month and she will have to vacate the property.Again, crickets...There are few days until the 10 day notice period expires and I can formally file for eviction.So I reached out to lawyers in the area and they ask for retainers up to $3k and some $300 consultation fees.

What they don't get is I have those because I made a decision to put my money towards those and didn't do X, Y and Z that they did (eg a fancy vacation every year). 

An experienced agent will list your property with the language, "no showings until an accepted offer", to avoid violating your tenant's rights to the peaceful enjoyment of their home - possibly resulting in their lack of cooperations and a lawsuit against you.

Since you only have 2 full time and two part time staff, who covers their vacations and sick time?   

They can serve the initial notice to vacate but the actual court filing needs to come from you as the owner or through an attorney.Given you're out of state, working with a local eviction attorney is definitely your best bet here.

One of my most profitable STRs ventures is not in a vacation market but it is a unique experience that is within an hour of a major metro hub.

Especially in vacation homes I imagine. 

Although the percentage of the increase is large, the determinative factors are whether the resulting rent is so great as to shock the conscience of a reasonable person and was effected for the purpose of compelling the tenant to vacate."

The tenants enjoy using the interface, it is simple to communicate with them as a whole or individually, collect rent payments and see when they are in transit, offer CC payment options at tenants expense, track maintenance request, share documents, and lease the property.Short comings are their financial portion.

Some properties are yielding decent returns, but most of these are not listed for sale.Tulum is an incredible destination for those who truly understand its charm and would enjoy having a second home or living here.