I'm thinking I should send a written warning of the smoking and guest violation and, if they continue to violate, I can send another warning or move straight to 3 day notice at that point.

We have been considering a vacation rental and the situation and timing on this property was perfect so we made the move.

It's key to connect with others, so go to local gatherings and events to learn more about your area's market.

The key here is to ensure you complete the project on time and on budget.Regardless, while leverage presents the potential for a greater ROI, there is inherent risk that should be considered before taking out a loan.

I moved everything to this bank a few years ago and they really let me down.

As a general rule of thumb, you should treat them honestly, fairly, and equally.I don't buy my tenants cards or celebrate their anniversary or put flowers on the counter for their move-in day.

And it is only like 20 bucks/year like others mentioned so unless you plan on being locked in analysis paralysis for a year you will not even save that much...YES if you are buying turn key and plan on using property manager for everything. 

It depends on where you live, but the places I have, the water bill is tied to the house vs electric or cable which is tied to the tenant-so if the tenant doesn't pay the electric bill, they have problems when they move and try to get it at their next place.What I do for my places in BC is pay the water bill directly and then send my tenants the bill.

Is there any liability if my tenants move out leaving me with a house that is essentially un-rentable because of the neighbors erratic and scary behavior?

You need to separate your terms.Lastly.A motivated seller is anyone willing to sell their house below market value.The "willing to sell below market value" is the KEY component that makes someone motivated...