I was first told that there is a state legislation that prevents them from not charging fees or charging lower fees. 

Everyone here needs to understand that when a landlord refuses to keep their property repaired and is in violation of Local County Codes, it makes it tempting to find good rental property to move to, AND to report the property to Code Enforcement, which now I am planning on doing.

Let's explore some effective approaches for managing investment properties:With a Property Manager:Screening and Selecting Tenants: Entrust your property manager to handle tenant screening, background checks, and selection, ensuring reliable renters for your investment.Rent Collection: Property managers can ensure timely rent collection and handle any late payments or lease violations professionally.Maintenance and Repairs: Delegate routine maintenance tasks and repairs to your property manager, who can coordinate with contractors and vendors to keep your property in top condition.Tenant Relations: Property managers serve as the primary point of contact for tenants, addressing their concerns and ensuring a positive rental experience.Lease Enforcement and Evictions: Trust your property manager to enforce lease terms and handle the eviction process if necessary, following legal procedures.Financial Management: Property managers can handle financial tasks such as budgeting, accounting, and financial reporting, providing you with regular updates on property performance.Without a Property Manager:Self-Management: Take on the responsibility of managing the property yourself, handling tasks such as advertising vacancies, screening tenants, and collecting rent.Outsourcing Specific Tasks: While not hiring a full-time property manager, consider outsourcing tasks like maintenance and repairs to trusted contractors or service providers.Utilizing Technology: Leverage property management software and online platforms to streamline processes such as rent collection, lease management, and maintenance requests.Establishing Clear Policies: Set clear policies and procedures for tenants regarding rent payments, maintenance requests, and lease terms to minimize conflicts and misunderstandings.Regular Inspections: Conduct regular inspections of the property to identify maintenance issues or lease violations early on and address them promptly.Building Relationships: Maintain open communication and positive relationships with tenants to foster a sense of community and encourage better care of the property.Whether you choose to hire a property manager or manage the property yourself, effective communication, attention to detail, and a proactive approach to property management are key to maximizing returns and maintaining the value of your investment.

But with zero enforcement since they don't issue or require STR permits.  

The legislative climate in many states (like Colorado, where I operate) makes running a property management company akin to doing open-heart surgery on a row boat in the open sea with choppy water. 

It seems legislation effecting real estate investors is changing by the minute here in Colorado.

To my mind, strictly enforcing lease terms is closer to a last resort than a first option.

If you aren't willing or able to do it yourself, companies like Equivo can do it for you. https://www.equivo.com/services/enforcement/evicting-squatte...

Hey Kasey, just fyi Iredell county is in litigation because of the new zoning regulations and are not currently enforcing it."

If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.6.