To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

Deal acquisition is an art, so dig in and make sure the deal is good and make sure the numbers at up to what you think is good! 

Most of my tenants leave my place spotless - but that is due to good tenant selection.

Where to buy in Detroit is just as much art as science.

-------------------------------------------------------------------------------------------------------Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

A more holistic approach that is more art (experience, knowledge, and feel) than science (spreadsheets), but it comes with time.

An activity is a personal service activity if it involves the performance of personal services in the fields of health (including veterinary services), law, engineering, architecture, accounting, actuarial science, performing arts, consulting, or any other trade or business in which capital isn’t a material income-producing factor.7.

Provide a nice place to live, where you show pride of ownership and they will typically respond with taking care of your place.But also, being selective in who you rent to.  

There is no true "science" to it and it is a bit of an art, but to answer your question, you are doing all the right things, and I would not let 2 rentals that have been on for a long time stop you. 

I’m not suggesting you can’t successfully complete the BRRRR method but if you are selecting your markets based on where that strategy is most attainable you’re going to make regretful investment decisions because most who chime in will promote markets where you will be able to obtain a favorable cash out refinance while ignoring everything else that supports whether the market has a good underlying investment thesis or has a a more attainable alignment of sale values and appraisal values.