It has been a great rental and would continue to be one but I think I am ready to sell it!

He continues to deny he lives there, lied to the police when they came with a code violation and inspection, and most recently overloaded the electrical and blew/snapped the line! 

Another struggle i have with STR is replacing small items continually which ties back to pricing.

Demand remains strong and rents continue to climb.Great place to invest in rental properties!

The past 3 people who did that have either continued to be demanding or have had their contracts "canceled" and I have to work to get the money in the long run.

He’d likely play the role of buyer’s agent, contractor, and rental listing agent—something we successfully did last June.

.- I am aware of my 1031 options should I want to sell and defer taxes beyond that 3-year date (and would need to continue to do so until death if I wanted to avoid those taxes instead of just defer them). - I believe the current rental situation I have is better than the property warrants.

i think if the PM violated the contract twice, they will likely continue this behavior if there are no repercussions.

You will get great information continuing to be curious and ask questions while being involved!

Better play it safe and use a warranty deed instead.Also, later on when you sell your property, it will keep the chain of title cleaner for the next title insurance.Last but not least, a warranty deed does not cost more than a quit claim deed...