Where are your scheduled gross rents and effective rents so far in the last T12 months so we can figure out offense and defensive strategies.These would be the questions we'd go through in planning your steps ahead.

Does AHP have an investor portal or just email/phone for fund subscriber communications?

Your best option is to terminate the current manager and switch to one with better processes and communication.

TBH I don't know whether that means I have the right to expire this lease or they're completely responsible for all expenses.I like my tenants, they're always paying on time & communicative.

I agree that working with people is easier and more cost effective than the alternative.As I read this, I'm considering creating a Cash For Keys written program that I can give my tenants at lease signing to remind them to come to me rather than just stop paying. 

It's hard to guess how soon regulations will become effective.

Selling slower here too--FL you have a lot going on--midwest has a seasonality effect. 

Poor communicators, poor housekeeping skills, prescription med abuse, big dogs that they couldn't properly care for, damaging, etc.

@Dallas Smith To defer capital gains on your investment property, a 1031 exchange is an effective strategy, but the replacement property must be held for investment purposes for at least two years.

I understand I can increase liability in each individual landlord policy, but one single umbrella policy is much more cost effective when I have multiple properties.