I generally prefer higher since I don’t plan on putting in small claims, it’s basically just for catastrophic loses and the savings in premiums over multpiple properties for multiple years should balance that out if I have ever have to use the insurance.

Quote from @Jim Bryant: So, here's how it turned out:He showed up completely unprepared to back up any of his claims. 

STR's don't create real estate value they are a business  I have a dozen and am building 2 more this year so I like the business model and I have over 100 regular rentals.   

looking to do a quit claim deed .

These problems often occur in vacant homes due to lack of ventilation, climate control, and regular inspections.

By the time you add in the $120/month for their regular fee - they would make $2,640 in a year with 1 tenant placement.

Regular and transparent chitchats are the way to go.

i am not looking to be spending my days on the lake, I am looking to replace my day job income, and growing my portfolio.... but it is important to cover my costs first, which not 20k/mo but, that is what i'm accustomed to regularly (or more). 

I saw you have regular check in.

It sucks for us LLs, because if the tenant is poor, LL won't go to small claims to get award, too, and then there's eventually no record.