My main point is two fold, you can invest in real estate in any market at any time you just might have to change your approach, and don't think that there is a magic bullet that you can do this with no cash. 

Better yet, tell your son to talk to them like a normal human, not detailed in bullet points, and just say “hey man this isn’t working.

couple of bullet points to bring up:* she's on M2M* I told her on 12/7 of the new rent which would apply to a new Jan. 1 effective lease, this is when I got the "I'm moving out" message* Sent her the move-out letter on 12/11, with options for her to either be moved out by 12/31 (she's fully paid up for month of December) or by 1/11 (30 days from date of notice) and pay a pro-rated rent based on her CURRENT rent amount. her choice, either is fine with me.With all that said, I'd love to do as you mentioned and post a notice on her door. 

You would be shocked (maybe you wouldn't) at how the posters who reverse troll try to make it like it was just a simple question (with bullet points and a soft call-to-action).

This is your silver bullet.

Learning from a successful person would help to make your business more "bullet proof".

The tenant base is generally 95% single women with 2 to 5 kids and they flat destroy houses, Not on purpose  most of the time but if you have children all below 10 years old they are just brutual on houses even in the best of situations of which single parent with multiple baby daddys is not the best of circumstances.. full stop.I was thinking since I only have about $80k to invest it was the best bang for my buck, now that you say that it sounds like I'd maybe have to bite the bullet but really not sure how I can still get the same or better cashflow for the cash I have available.Also curious on your opinion of using Home Warranties, PM, Home Insurance, and Requiring Rental Insurance to mitigate some of those future issues

It is just a matter of whether they broke it or not.It goes the same with all issues such as guest complaining about not being able to check in before check in time, or not able to find the item when we clearly stated where they are and sent them photo proof… I call this stacking the bullets before the battle and I tell my team you guys are sending me without weapon to fight if you don’t do this for me 😂 (I handle all the claims as I do this for my job)You are in an expensive market!

Most hit all the bullet points excepting:Spending $175 on renovation and adding square footage or unit count does NOT miraculously convert to valuation.

And who lack experience, sophistication and are unaware of the dangers of Subject To for the seller, is like handing out firearms and bullets with no safety training.