Be especially careful charging a tenant for the entire cost of carpet when the carpets are like 10 years oldPicture or pin holes in walls, as long as not excessivePainting the exterior of the homePressure washing unless there are oil stains from their autoRoutine maintenanceThere are many more circumstances that could and will come into play, but lets all work together to come to a resolution.

The Thanksgiving Holiday and some bad communication played into it. 

You should make some sort of play if the place interests you.

Someone doing one or two properties simply can't achieve the same cost cutting economies of scale, nor do they have ongoing online and print advertising campaigns to help them find the best possible tenants.

I've seen  a couple articles online about people who have used Quicken Loans "rocket mortgage" and  suggest it is  very good for rates, customer service and being user friendly .Have you used Quicken Loans?

But sure, I'll play along... $250-300k

I put in my lease that I only accept rent via online payment service.

Does anyone use a good book keeper on line that I could pay to set it up and occasionally use?

I have always performed annual inspections and the house was always clean and in good order, and I did in fact see the tenant in May 2017 at the last signing.The first thought that crossed my mind was that the tenant was trying to get out of the lease early and that this is one giant game that he is playing.

If you have contractors you like doing business with all simple repairs can be paid online while you have your property manager look over the work.