Looks great, nice flooring and paint choices.

Let me rephrase this....put the monkey back on her shoulders (so to speak) by telling her that her failure to pay her entire share of her rent will force you to address the issue of initiating the process of eviction because of this.Thus it becomes her choice if she wishes to continue this behavior because of a really stupid and childish situation.Don't you wish you come sometimes send tenants to bed without supper or TV?

But, there are limited other options so I don't have much of a choice.

There is also an ongoing education requirement where you need to invest so many hours a year to RE related training of your choice, but again, I see this as something you should probably be doing anyhow.

So you are left with 2 choices.1)  Your PM (whether it be the current or new PM), needs to have a wc policy to manage your properties. 

I've referred deals and received referrals from Caliber and think they are a good choice.  

For a small multi-family, our lender gave us no choice but to go with a contractor for any and all repairs that were included into the renovation loan. 

For example, if you sold relinquished property(ies) in the amount of $2,000,000 you would be able to identify as many like-kind replacement properties as you want as long as the total (aggregate) value of the identified like-kind replacement properties does not exceed $4,000,000 (200% of $2,000,000).95% Identification ExceptionIts good to have choices, but be careful with this exception.

It's a tough choice, and being new to this, I'm really torn on what path is best for us.  

After 4 days non stop driving, I found South of Arlington is my choice, South West is my favor because of the better school district.