Regarding if you should DIY manage or hire a PMC:Many new investors read a couple of posts and then think self-managing their rental property, and avoiding PMC charges, is an easy way to boost their ROI.The reality, is that many of these investors really haven’t taken the time to properly understand what it takes to properly manage a rental property and the corresponding tenants.Here’s a list of some of the requirements to properly manage a rental property:Knowledge of all local municipality, state and federal landlord requirementsIntimate knowledge of all Fair Housing statutesUnderstand all federal privacy laws, as they’ll be handling social security numbers and IDsProper business insurance in the event their computer is hacked and or they improperly dispose of tenant data.Where to advertise their rental, other than ZillowWriting ads compliant with Fair Housing statutesCreating a process to accept calls/texts and schedule prospects to show their rentalA rental application and application fees that meet all local and state requirementsKnowing how to screen applicants to avoid professional tenants and the growing amount of fraudulent dataA lease compliant with all local, state & federal lawsUnderstanding local and state requirements regarding security deposit collection and holdingRent acceptance options for tenants and accounting system to track, including late fees, etc.Plans to handle nonpayment of rent issuesKnowledge of their local eviction laws or access to an attorney familiar with evictionsHow to accept, track and respond to tenant maintenance issuesBuilding a list of handymen and contractors for maintenance and turns between tenantsExpertise at evaluating tenant damages to charge against security deposit when tenants move outResearching local utility requirements to avoid suspension of services that could lead to frozen pipes or flooded basements, etc.

Everyone else on your team will be transaction-based and not really involved after a purchase.We're in the Metro Detroit area, so you may want to follow our blog here on BP, but at least read the following posts:How to “Screen a PMC Better than a Tenant”: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesIn our experience you will need to:1) Learn to "Maintain to the Neighborhood", not your personal standards2) Tenant-Proof everything you can Hard surface flooring, not carpeting (too easy to trash) Same basic paint for everything No garbage disposals for them to break Only spring-type doorstops also with plate on the wall Glue rubber mats under sinks to prevent water damage Sheet aluminum on walls around stovetops, for easy grease removal Towel racks - screw 1x3 to wall studs, then screw rack to that Install low-profile downspout ext, not aluminum that always disappear Plan on cleaning gutters and leaves up in the fall as tenants won't Avoid garage door openers3) Have a great application screening process: Check credit for evictions & convictions, utility collections Focus on employment/income stability Require bank or debit card statement - you'll be surprised what they spend their money on!

The remodel included the following labor and materials included:1300 sqft addition to an existing 1700 sqft homeA new roof was installed2 4 ton ac units with furnace were installedA complete home repipe with copper and a new tankless water heater installed80 recessed lights installed, 75 new outlets, 25 new dimmers2800 sqft of enginerred wood floor installed along with new baseboard 4 complete bathroom remodels from a-zComplete kitchen remodel with 22 cabinets, quartz counters with a waterfall island and full backsplash quartz wallsNew garage door, along with a new driveway, and fence installedComplete exterior landscape with over 100 plants and 10 olive trees installedRaise an existing 8 foot ceiling to 12 feet in the living room25 vinyl windows installed with moldings4 new closets installed15 interior doors installed 3 patio sliding doorsBuild a 150 sqft deck outsideMarble fire place with custom mantel Demo and disposal of all project materials 250 sheets of drywall hung, sanded, textured, and complete interior painting$5000 worth of new appliances$7000 worth of cameras, speakers, smart home featuresNew stucco to exterior of home, plus siding$15,000 worth of permits, plans, site plans, city fees

Which REDUCES disposable income.

If they dump something that is not allowed, or leave something next to the dumpster that the City won't pick up, then I charge to dispose of it properly.

I’ve been blessed & have a line of credit of 250k at my disposal.

Also, I actually remove dishwashers (and disposals) from my rentals, as they do tend to cause a lot of problems with water leaks, plumbing issues and maintenance. 

I would have taken photos and given  her a bill that day for repair.The plumbing clogs, give her written notice that this sink is not a garbage disposal, and that grease and rice, was reason the drain clogged per your plumber and future plumbing issues of this type will be charged back to her.Same with toilet, provide her a plunger and advise excess of toilet paper is her responsibility for and plumbing calls.

It would be the LLC that will recognize the gain or loss when it disposes of the property.Hope this is some help.

No not stole, but used every resource a our disposal to survive the next few weeks and I decided we needed some kind of job.I got 2 jobs.