If I pay $50 for the Sheriff to issue them a 3-day Pay or Quit Notice, I list the unpaid charges AND the $50 service fee and require them to pay the entire amount or I proceed with eviction.

Short amort on this one still has a debt service coverage ratio of 1.25 at $1100 per month and jumps to 1.82 at $1600 per month. 

This is why I always recommend using an Independent Agent that has the best interest of the customer at heart, not the best interest of the companies bottom line. 

If you only have one or a couple homes there's no reason you cant fix it .Believe it or not I finally parked my service truck 2yrs ago.

Talk to brokers, property managers, contractors, and other service providers.

Lawyers as a profession are conservative by nature in their practice, and it even took me a few years before I spent the time to learn the TX series LLC statutes and offering them as a service. 

Typically the agreements are at-will independent contractor agreements and when interviewing the brokerage, you can ask for a copy of the agreement to take home and review them before signing them.2) I can’t say for sure, but I would suspect that is the case.

Short amort on this one still has a debt service coverage ratio of 1.25 at $1100 per month and jumps to 1.82 at $1600 per month. 

If you are happy with PM service you can keep him. 

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