When I go to get more work done, I use the person that was fairly priced and met my expectations that first time, I do not shop around again for the lowest deal.

However, it's fair to question the integrity of the management since it's in-house.

Worse than negative cash flow is buying out of negative cash flow at current rates.Note I put forth certain effort to keep my leverage high   Until the recent rent hikes, it was fairly simple to refinance every few years and keep the leverage without large penalty from rate differential.  

But as you said it's in a rural area, there probably isn't that much competition.I think the labor rates are fair.

It's not fair for his future landlords not to know about this terrible tenant.

@Dan Thomas, sorry you are going through this , i think supplemetal insurance is key , I use superhog & so far reasonable & respond fairly quickly 

The key takeaway was timing...selling each property in a way that allowed him to hit the 45-day identification period without rushing into a subpar deal.In your case, with SFHs in Jacksonville and Ocala plus that duplex in Port Charlotte, I’d look at where each market stands right now and figure out if there’s a single buyer who’ll pay close to fair value for the whole set or if you might do better by splitting them up.

The coverage limits are as follows:$200k -> Dwelling Premises Liability -> $300,000 per occurrence Medical Payments $500 per person / $25,000 per occurrence Additional Living Costs And Fair Rental Value -> $19,000 Loss Assessment Coverage -> $1,000 Ordinance or Law -> $20,000 or 10% Water Damage Limitation -> 10% ($20,000) Deductibles All Other Perils -> $2,500 Limited Theft Coverage -> $2,500 Water Damage Deductible -> $5,000

Fairly New Real Estate investor with a 3 home portfolio.  

To be fair, they sold me the home, so as long as it ends up in the rentable condition noted in the purchase agreement, I see no responsibility on their part to stick around for another 2-3 years.