If you allow this to continue, they will only get worse over time, and your losses will increase.I suggest you hire an attorney.

A quick look at VRBO shows over 300+ listings so there is competition.

Very solid market, been investing there over 10 yrs and the rents continue to climb! 

This is my fear, I have not crossed over to a property manager but just what you discuss has me worried because one day I know I'll have to. 

Real estate investing can be an effective way to build long-term wealth, and among the various strategies, one has gained significant popularity over the years: BRRRR.

If you base your tenant charges on the historical average, you should come very close to collecting the entire amount over a one-year period.Charge a higher rate.

Happy to send over some referrals - some are better for big rehabs vs small cosmetic vs subcontractor only projects.

Over the course of using Bigger Pockets I have had very degrees of opinions on who I should vote for concerning a post.When I first started using Bigger Pockets, I was too naïve to even think of voting for someone that took the time to answer one of my post.  

I have each of mine under a Landlord Policy, but then have an umbrella policy over my own home and the rentals; extended liability coverage.

I’m getting re-acquainted with the BP community after purchasing my first house hack in the Pittsburgh area, and would love to make some connections with other like-minded young professionals and investors in the area.And if there’s anyone out there who’s just getting started and looking to make the jump to buy their first property, I’d love to offer up advice, share my network of contractors in the area, and answer any questions that I can from my experience over the last 6 months!