The property is performing as expected, if not better. and after a couple months, we are realizing positive cash flow.

And I thought I'd make a post about my journey so far, because I am proud of the progress that has been done (in real estate leaning and mindset), thanks to the BP RE podcast, performance coaching and many people who have helped me (in these forums, a Slack channel and so many others).

Landlords mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.This also leads them to ASSUME simpler is better when it comes to management contracts.

LESSON TO LEARNMost landlords ASSUME all property managment companies offer the exact same services and perform those services roughly the same way.

I was considering trading back into SFH class bc that has been where I have performed really well on the other rentals.

Interest rates can vary with lenders who can fiance under an LLC depending on market, property performance, credit and anything else the lender deems critical to the performance of the property.

Generally, you want a team of "specialists" who can perform in each division of the company, rather than "generalists" who are do it all types. 

What @Nathan G. said, but would add to send them an eviction notice to get their attention and set a time limit for them to perform or move.

The tenant is now asking for me to perform a move out inspection on their move out date and basically give them two weeks of free rent so that they can have time to remedy any repairs we find.

A buyer should have the option to cancel the deal if the seller does not perform.