You can also tell her to call the utility company about the best way to save, as turning off heat and on is not efficient having to run longer blasting out cold air as opposed to leaving it set at a lower temp. :)

We never hired a manager because it simply would have taken too much out of our profits.

After assessor comes out and consults with insurance company, they'll send demo guys out to come do demo work and remove wet drywall, insulation, etc. they'll usually put down dehumidifiers and let the place air out a bit to see what actually needs replacing and what was able to dry out.

These markets are still affordable and offer promising ROI.If relocating, aim for landlord-friendly states like Texas or Florida, and think about whether you'll manage properties yourself or hire someone local.Good luck!

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

I have text in my lease stating that the tenant is not allowed to make repairs to holes in walls and that any repair work that takes over 30 minutes or is larger than the size of small nail will be repaired by the landlord's hired labor at a cost of $30 per hour plus material costs. 

I'm calculating for prop management even though I would likely owner-operate because I need to make something off the deal if I am focused on cashflow, especially if I scale and actually need to hire a manager.Given that interest rates in the area are about 7% and prices for single family and small multifamily have doubled (and tripled) in 7 years, the barrier feels way higher than it really should be.

As part of his investment of capital into scaling, he hired a marketing firm specializing in SEO, SEM, social media, direct email, etc.  

We did all the research and comps ourself and did not hire either an appraiser or an attorney. 

If that's not an option, hire an attorney and evict her.