But, basically it's experience that wins the day.

But at the end of the day, the quality of services provided and how well you'll get along with a PMC is what it comes down to IMHO. 

Your advice the other day on the phone was very helpful.

Id dedicate an hour a day to it.

So we gave our tenant his phone number, and he arranged a day for it to get fixed.

If I were down there I would think about setting up a food truck or 10 or 20 and serving breakfast burritos 24 hours a day with some good hot coffee.Just my 2 cents.

Cash for keys is definitely the best way to get people out in the day when I was very active at court houses steps cash for keys was by far the best way to get folks to move and bad tenants in a state with bad eviction laws to me would be the preferred method. you simply pay them when they are leaving the house not before.. that works fine and you give them more than 1k .. you make it worth their while..

Insurance is dropped, which is a very real trend these days, and we have an uninsured home that cannot sell. 

If it were me, I would reach out to other franchisees in your area (perhaps your Development Agent might have some insight...see...I know the Subway lingo and I've done Subways in my banking days).

They paired me up with a member service advisor for 60 days, who checks in on you once a week and helps find content for you and keeps you accountable.