We also use Rental Guardian and add the charge to each booking so essentially the guest is paying for their own damage insurance.

Keep in mind, you are NOT in charge!  

Not many landlords buy their rentals this way. although with all the guru training many are trying and we will see how it all works out.it takes sales skill to talk people into deeding you their home.. this is a highly charged emotional situation..

I'd also find out who handles the listings and what they charge to do it.

Investigate what (if any) additional fees that they charge for handling evictions, and find out whether they go to small-claims themselves, or hire an attorney.

-the attorneys quoting you $3k are NOT eviction attorneys and are basically charging you as they learn.Move forward with the eviction unless the tenant improves their attitude.

For example: This month they charged a full month for tenant placement fee then, the same month, they charge a PM fee.

A friend of mine invested in one last year—apartments upstairs, a small coffee shop downstairs - and the combination of income streams made it a steady performer.Scaling with a 1031 Exchange:While not applicable unless you sell a property, planning for a 1031 exchange could help you scale quickly while avoiding capital gains taxes.

Private mortgage insurance i believe is not charged on va loans.  

We embrace S8 applicants, but screen them just like any other applicant.Many have an entitlement mentality and try to leverage their S8 voucher by pretending to be helpless:1) A percentage won't apply because they expect a landlord to waive application fees for them.2) Many cry broke and expect a landlord NOT to charge them a security deposit.3) Many of those same S8 tenants trying to avoid paying a security deposit, won't make an effort to call the list of nonprofits we send them that will pay their security deposit if they apply.4) A lot of them try to avoid paying for utilities.