He also frequents the city auctions and pays cash outbidding anyone that even tries. 

It also has casino and winery.

Maybe there is one that you use most frequently that you wouldn't mind sharing so I can search to see if they have a branch in my area?

*PMs need to do this stuff with longer term tenants, but the turn over process happens more frequently with vacation rentals.

It sounds like the frequent requests are not the tenants fault but the condition of the property causing ongoing repair issues.Can't say 100% as I am not there.

We've already seen some noteworthy volatility in The Wall Street Casino.

Flooring is less frequent but similarly expensive when it needs replacing.

@Enrique Jevons is a Pretty Awesome Property Manager, I'm not sure he is down in Federal Way.I don't invest locally but local accountants is a topic that is asked frequently at some of the meetups that I host, maybe some of our Buy and Hold people like @Alex Chin, or @Albert Bui, or @Jiri Vetyska might have some suggestions?

That different tenant may turnover more frequently, cause more damage, bring more nuisance calls, etc. to the point that the difference in return may disappear.  

the only reason I upgrade more frequently is that my accountant gets annoyed when "compatability" issues arise with his version....and he's my brother who works cheap so I try to keep him happy.