For the evicted party, around here (minneapolis mn) we have the sheriffs office (for a fee) perform the eviction/removal.The time we evicted a tenant.

That can get you into a place that will perform and you won't need to worry about HOA and county restrictions.

I typically keep selling an asset as the last resort, unless the asset isn't performing, which it seems yours is.

Direct mail does require you to stick with it for sometimes months at a time or longer, but it can generate some good leads for you (especially if you start trying different templates and companies to test which mailers perform the best).6.

Landlords mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.This also leads them to ASSUME simpler is better when it comes to management contracts.

Is performing note investing viable for me?

Otherwise, why should they lend good money on bad performance?

We're up to 640 units (across three assets) in the Greenfield market and all have been performing quite well. 

The property is performing as expected, if not better. and after a couple months, we are realizing positive cash flow.

And I thought I'd make a post about my journey so far, because I am proud of the progress that has been done (in real estate leaning and mindset), thanks to the BP RE podcast, performance coaching and many people who have helped me (in these forums, a Slack channel and so many others).