And there's been MANY times I get bookings that come through for same day check-in and they "pay" with an invalid card but because Booking simply collects and passes along the card number, if I don't notice the card declined in my system they get a check-in code and I'm chasing people down for money.

Now the tricky part is creating your underwriting standards and system.

Seems like 130 units is a beast to manage, I'd love to hear about your on-site management systems and "experience management" process to stand out amongst the fierce competition in the smokies. 

I'm building my systems.

Now when your agent actually does the release then they send it to the listing agent and its is the listing agents responsibility to forward that doc to the sellers we do this all the time via docu sign or hello sign or whatever on line document system the local MLS uses.. somehow you seem to have this backwards..

Plus if you have good systems in place, you should be spending much less time on each booking than what your cleaner spends cleaning it. 

This wasn’t a failure (if it is a failure) because of purchasing at the top; the economy crashed; pandemic closing everything down; or a massive failure of the financial system.  

Ask them if you deposit say $250k with them as MM or CD with them having control over it.  

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

I recommend you find a way to give these animals away before you lose control and end up on a reality TV show.