Property management companies currently are charging in excess of 30% right now and I really don’t wanna use one unless I have to.

In 2024 we are seeing a strong rebound as the market purged the excess supply (at least in our primary market - Tampa) and purged a lot of investors who likely should have never been in the market. 

(But like a prior poster am suspicious of 2-county involvement and excessive delays).   

Both are experienced, successful, veteran investors - 20+ years and each has an excess of 15 million in property.

They sign both and are given a copy of the reasons for declining (evictions, drugs, bad landlord reference, excessive collections etc).When declined, we send an email or form letter stating why --referencing our criteria -- you protect yourself and they usually do not contest your decision.

Excess losses will then only offset other passive income. 

I had accounted for maybe 6 months, but this seems excessive.

No evictions, no excessive damage to property.

Look at reducing the tax basis in the property for the excess recovery.

Lots of houses for sale there, plus builders have excess new homes due to not enough, then interest rates people backed out.