They didn't always leave it really clean, and sometimes they piled a ton of junk by the dumpsters - but I figured that was better than having to evict and deal with worse, so I'd give them their deposit in cash and get the key and thank the stars above they were gone.

My 6 year old is a rock star.

Replacing rotten wood due to water damage is not.Thank your lucky stars you have a tenant who calls you when there is a problem.

There is no going back unless the owner has a rock star attorney.

@Skye Anderson you’re looking for the star, not the average PM.

DANCING W THE STARS?"

I'm just thanking my lucky stars that I got rid of one problem tenant when I did (6 weeks ago).

5 stars on all above...especially, the three numbered points.

Hopefully your PM continues to be a rock star which will mitigate much of the OOS risk.Good luck

Finding a new tenant who doesn't pay on time or doesn't take care of your property.Have have it good right now and don't realize it.I would approach them with:You guys have been great tenants and if your willing to sign another 1 year or 2 year lease I will hold your rent amount at these levels for the duration of the lease you sign.Then I would thank my lucky stars if they sign a new lease at same rate.Take care of your great tenants.