@Brian Garlington  @Amy Herzing   I am the veteran But I am paying the mortgage as my form of child support so If I refinance it into a conventional and put it into her name the payment will go up as will my child support.

One of the many supporting articles linked.Baby Boomer Housing Bust

There is such thing as normal wear and tear and if you hold her security deposit longer than 30 days after walk through, you'll meet her in court and the judge will support the tenant.Just collect her last water/sewer if by the lease it's on her, and move on.Market is hot now - you'll find next tenant before this one vacated the house.Good luck!

The leasing is a lot of work, advertising, showing the unit, running application and the credit/background reports, verifying the information, doing the lease signing, etc.The first month's rent does encompass everything to place a tenant we don't break out separate marketing fees, it's an all inclusive fee, the first month's rent.Negotiating is up to you and the PM, where the units are located, their condition and also what services are being offered. 

Maybe they were advertising directly to the owners to try to buy the properties as short sales.

It appears that nearly every agency has a program and I’m trying to find one that is really top notch and supportive.  

i.e. if you're only buying at a 10% discount off the ARV, and the HML advertises 90% LTC up to 70% of ARV, then you're actually coming in with 20% down instead the "advertised" 10% down. 

We're trying not to advertise the upgrades we've done because it will skyrocket our taxes, but we'd also like to tap into the added value.

Anybody in the Inland Empire want to get together for Brainstorming, moral support session?

There are so many brokers beating down the door, not to mention all the 100% commission types that don’t advertise much that I’m a bit overwhelmed.