Have your tenant set up Cozy, bill with QuickBooks, use ACH transfers, or any of the zillion other automated rent collection methods.PMs are useful because of the volume service they provide contractors (faster responses and sometimes better rates) as well as being boots on the ground (for distance owners). 

That turnover rate is pretty high.Maybe some questions as the others mentioned:* Try a new property manager - one that just does a, practically automated "pass / fail" is not looking at the CORE tenant and what they are like / their motivations / desires / fears etc.* Check out your competition.

I have automation setup in my Airbnb units where HVAC turns off if any window or door is open.

I've been managing them myself and have set up some good systems to really automate most of it.

Remember that part of your success comes from people knowing they can trust you, that you do what you say and that you operate in a way that will not attract unnecessary legal or regulatory action.Too much reading between the lines leads people to think that there is a snake in the grass so they will not trust you.Find a good agent that can run automated reports.

I've already started piecing together my automated management system.

It's very easy to use, great UI and includes Schlage Encode password automation for free.I was surprised at how easy it was to get a direct booking site up with OwnerRez.  

Try to automate rent collections, bill payments and management reporting and you should be fine.

It all depends on the bank's automated system and whether an underwriter is willing to loan to you based on your credit, assets, debts, etc... 

We use an automated system for this and if the tech does not respond within the designated time frame, it calls the next person on the list until it gets to me, the property manager ... and no emergency call should ever get to me (we have a maintenance staff of 6 FT techs).I do agree with you and would be upset if it took 7 hours for me to get wind of that situation as well.