Most mom-and-pop investors own property in their personal name and it never harms them.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Not only did I spend a lot of money to make them habitable, I made them aesthetically pleasing, and then I screened the occupants so that good people moved into the neighborhood rather than bums or drug dealers.

put your foot down and say no.at best, I would give her a can of Raid and lubricant, and tell her to deal with it.everything else is cosmetic or does not affect habitability, and she needs to know that those are not sufficient reasons to stop paying rent, if she's thinking about it.and to end the conversation, I would tell her she is welcome to move out at the end of the lease term.

With a day job and a family and a running habit that takes up entirely too much time. 

As far as the other things like DUI or public intoxication I let one slide but if I see a trend of them stringing out for multiple years I usually pass because that tells me that this person has a habit of making poor decisions and it is tough to hold a job or pay rent when they are in jail.For background screening I recommend National Tenant Network (NTNonline.com) or RentPrep (Rentprep.com). 

This habit has been a main contributor to having extreme clarity.

It doesn’t “need” new paint but I’m curious if I should get in the habit to paint every time to freshen it up for the next tenant!

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.