My last piece of advice....take it or leave it....being a landlord with your friend is a very different experience than just living with them in a rental.

Leaving a quick review of All County NEO in Cleveland and Columbus to hopefully save other BP members from the headaches involved with having this company manage your property.

That basically leaves you with investors and buyers with let's say special circumstances.

How are you going to do an inventory checklist after each tenant leaves?

I can't leave numbers here but look up their company and they were very easy to talk to with all my questions.

When the money dries up, they'll leave just as quickly as they arrived and you may be stuck with a real mess.If it can produce more money as a short-term rental, do it yourself.

I can sub out all the PM activities, leaving the "business" to me.  

I’m in a cold climate and was having multiple tenants turning their heat up to 78 and then leaving their windows open when it was -20 outside.

From the information you provided, she seems like a prime candidate to not leave the property the way she found it, and will pitch a fit over any deductions taken out of her security deposit.

I think all Agents, who become experienced and successful realize that the status quo of not asking for more is leaving money on the table, and for the most part, they are right.