I knew the company didn't want to hold them long term, and they were probably tired of the expenses of snow, grass, and property taxes from being vacant for over a year.

Pen Fed FCU is a great HELOC lender that will do HELOCs on primary and rentals as well. 

The Feds assume you always get your cash from terrorism or drug sales I guess, but they make us do it...plus, statistics overwhelmingly show that if a borrower has no skin in the game themselves that the default rates is exponentially higher for the lender.

So tile does work, gc gets a cut, carpenter gets a cut.I go with my normal guy and he is at 3k.And the carpenter suddenly can't give me a price until later (even though he always quoted b4 demo even Started).I'm fed up.

The spread is just too lean.I just renewed my line of credit last week and the bank notified me they were decoupling from WSJ prime and using what they were calling their own "Southern Heritage Bank" prime rate until the Fed raises the Fed Funds rate back up.

However, I had one tenant the dog destroyed most of the interior doors, much of the drywall in the dining room, dug up/killed all the grass in the rear, and dug up the pavers in the rear. 

The influx of money pushed in the economy by the fed.

Installed gas water heater, new gas fed HVAC system, ran ductwork for returns to allow for A/C.

That would be my main reason for switching to your management unless I was already fed up with the current management company and actively looking to switch anyway.

What about grass and snow (generally LL responsibility on a multi)??