•Business Cards & Branding: You can list both services, but if you want to avoid overwhelming potential clients, consider having two versions—one focused on PM and one on real estate sales, depending on who you’re targeting.Best Way to Generate Property Management Leads1.Target Landlords Where They Need You Most•Most landlords seek out PM services when they’re in trouble—tenants not paying, evictions, property damage, etc.

It wont cover wind hail fire or water damages etc?

The Landlord will verify that the rental is empty of all personal belongings and trash and that there is no damage beyond ordinary wear and tear. 

I'm a out of state landlord, the tenant skipped out last month and left me with a damaged, filthy, full of garbage and roaches house.

Ask an attorney for the cost breakdown, factor in holding costs, assume they'll do more damage on the way out and then ask for a bit more for the headache.But again, especially with no experience with evictions and it sounding like a mess, I would be very tempted to just walk if the tenant is not going to cooperate. 

Data point: we have a long-term rental in a popular STR neighborhood listed through Zillow right now.Every person who writes asking to do some sort of arbitrage is blocked by the Zillow platform.I don't even have to say "no thank you anymore."  

Our daughter lives three block from there and we thought eventually she possibly could move in there.

Don't spend a lot on improvements as they tend to get damaged with every tenant.  

I'll likely be higher priced on an owner-occupied restaurant franchise, but you've been around the block and have a significant track record.

The idea of flexible hours can quickly turn into 24/7 availability.Solution: Create a routine, time-block tasks, and set clear boundaries.