Some members on the hoa board can really be a real pain in the butt. 

It purely depends on the owner's strategy for unwinding their investments and what they are looking to do going forward like spreading out the pain of capital gains vs. needing the funds for other investments.

-Electrician has been in to plan the rough-in, service upgrade, and panel box location-Visited the courthouse, still trying to locate septic field records (Huge pain in my a** thusfar) so that we can get power lines trenched in.

Not every PM will take on every neighborhood, and if the PM feels the pain the owner will too.Your property will attract a tenant of equal quality.

May be more of a pain than a treasure considering costs of replacement and repair.

@Michinori Kaneko One thing you may not have mentioned, unless I missed it, is what are the pain points you're having with your current PM other than the price?

But we could see they were in the process of moving out and didn't make an issue about it.A pain while it was happening, sure. 

While you're thinking about it, consider this quote from Julius Caesar: "It is easier to find people who are willing to volunteer to die, than to find those who are willing to endure pain with patience."

Pain is the ultimate motivator.

So one more question.....Are you seasoning your prospects at all, or are you hitting them right after letters testamentary are issued.....at the height of their grief and pain....like almost everyone else does and you are facing stiffest competition?