The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.7.

The rates run about 1.5%-2% higher than residential. e. g. 5.5-6% for best everything, higher depending on factors. 

Calling, reading, e-mailing, second-guessing all my research until I finally JUST DID IT! 

I was only saying I don't have your scale so maybe I'm solving an easier problem; I have 8 properties, 31 is impressive, congrats :)I've only scanned this thread but it seems you know what you're doing and are set up properly with classes in QBO, so I'm not clear on what problem is left for you to solve.

If it was the PM then I think you shouldn 't make her make a copy, but go for the changing the locks plan and have a proper notice and maybe even compensation like a gift card or thank you letter.

So make sure you  vet them properly and know your numbers cold.

As a newbie looking to do my first BRRRR or Fix & Flip, I'm realizing I'm not sure what the proper protocol is with regards to lining up cash for the deal first (hard money) vs getting a deal under contract first, then securing hard money.

With no one properly trained and no one tied to the bottom line of the company, the staff generally stopped working and caring... with the exception of the inflated work orders to compensate for the uncollected rents.

One of the most important things to to properly screen all prospective tenants and don't be quick to accept someone that doesn't meet minimum criteria.

From everything I've read and heard, having the proper systems set up when first starting out is key.