Rent collections is a huge part of managing a property and if you set a standard that tells the tenants that you want rents paid on time then the majority of the time they will not be late.

And it's actually pretty flexible (other than some timing and documentation issues).  

We have kept up on maintenance and we just renovated the lower level and upgraded the plumbing so we do not anticipate too many issues, but you never know what tomorrow brings when you have a 60 year old house!

While it works like a charm with Airbnb I have a really hard time getting it to work with VRBO.Has anyone had a similar issue?

The majority of out of state investors I've sold properties to have used larger multi state lenders the majority of the time.

They also manage the property for you and deal with tenant issues awards.

I have found in my limited experience that I can work through the other issues, if the PM is doing their job and keeping their units occupied most of the time at market rents. 

I would start simply by issuing the tenant a written lease violation warning for denying access to evaluate any potential issue.

She's a pilates instructor and a sales director for a major hotel brand and I manage software accounts west of the Mississippi and abroad.

I'm prepping it to sell, and house needs major repairs now (30k).