It might be misguided, because I'm comparing it to living in San Francisco, where everything is MEGA expensive, and some homes I owned in FL where there were super high landscaping/bug prevention/occasional hurricane costs, but I like not really having to worry about the exteriors or the roof and feel that that HOA is a small price to pay.

Plus, I would imagine turn key providers are able to get better pricing vs. someone who does occasional rehab. 

I have a close friend who's a property home inspector specifically for properties that are either in pre foreclosure, foreclosed, vacant, & occasional insurance claim properties. 

We manage over 1500 units, and OCCASIONALLY we will have a situation like this come up.

Our portfolio is not high-maintenance and should be pretty easy for a PM - with more experience in this business than my partner and I - to step in and, at least, keep the ship on course.What we are trying to accomplish is align the PMs interests with our own ... boring, same old, take the cheques to the bank each month and occasionally go fix something or fill a vacancy ... and avoid an endless parade of turnover every 12-18 months and the costs and lease-up fees which go with it.  

Some call occasionally with no deals and comps that aren't even real comps, then I have to explain to them what MAO is and 70% minus repairs is the only way it works, and that buying a property for 80% of ARV before 1 dime of repairs, does NOT work.

I think that is a likely scenario with a partial note as it seems an investor would occasionally want to sell partial notes for cash. 

We have {non student} rentals where our preference is for periodic monthly leases and we ask no premium for month-2-month; nor could we likely command it in those situations.We have other rentals where the market is predominately month-2-month in which we will occasionally offer a small discount (3-5%) to secure a longer term (1yr+) lease depending on where we see the supply/demand in the market heading.We also have a property where, by default, we use annual leases, but, on occasion, have inked shorter term leases or periodic monthly leases at a small premium (5 - 8%) over the rent rate for the annual lease.It is only in the student market - and then predominately with our furnished units - where we can command a 15% premium for a lease tied to the academic year.

I do occasionally have some cleaning, which is why my lease requires them gone by 12PM the last day of the month.

It was made very clear in the lease the policy for guest as well as there is only one parking space assigned to her.In the lease I have this clause:"Occasional overnight guests are permitted.