Importance note:  Following up on leads daily to generate consistent deal flow

If this tenant is allowed to get away with it, other tenants will look for special exceptions on things they want.Give tenant options where you win:1) Keep doing this and after a certain date the bike will be removed and donated to charity2) In the meantime, a daily penalty will be charged3) We can install a bike rack for you at your cost

Hope your agents are not getting their teeth kicked in too bad like all the agents here in AZ that are not adapting. 

As an investor, you should only make numbers-based purchases.Also, agents are only transaction-based - if they make a mistake (or choose to take advantage of your naivete) they still get their commission check and can disappear:(So, a great PMC is often the best choice to start with, since they obviously know the rental market and they have to deal with whatever they help you buy, on a daily basis after the purchase!

For the income to switch to Sch C reporting, you also need to offer services similar to that which a hotel might offer such as daily housekeeping, food/drink, and potentially various other amenities depending on how you'd like to qualify.What you describe is simply changing property managers, it doesn't really matter whose name is on the AirBNB listing.

If you have more time than money, this is the free way to do it.If you value your time, then use one of the paid sites, like flsonline, foreclosures daily, or a host of other data providers. 

I look daily, I’ve started to drive for dollars and will be looking at doing direct mail soon.

Bottom line is that the economic downturn will effect people, but most people save up for a nice vacation to get away from the daily grind if they can.I guess any of us could be wrong.

They think it's unfair because they only shower once a week but can hear the upstairs neighbor showering twice daily.

However the tenants never pay on time, I have to chase them daily, call and pester until they eventually pay.