not that I know if - landlords that want to work with us as a short term vacancy solution send us their availability and then we can quote their property - this is mainly for apartments - single family houses and condos utilize chbo, which is a good company - I know the owners directly 

I went with Easy Storage Solutions and could not be happier at this point.

Place in Seattle I bought from 9 years ago Submeter Solutions. 

I am sure there are HML there and if not, someone in your REIA has a solution.

As well as property managers who monitor the property and are quick to enforce the terms of the rental agreement when breaches occur.

There is no perfect solution to address your question.However, I would add that just because you have a capital gain event every few years does not mean that the investment underperforms on an after-tax basis to a buy and hold strategy. 

You could allow smoking outside but again - do you have the time to monitor this?

Go to flooring supply stores, there are couple of solutions outside of “home” improvement.

Home Depot is able to special order it but was wondering if there was a better solution/supplier.

Has anybody else in a similar situation found a win-win solution?