I can also see the alternative where a new investor would quickly understand the property and earmark costs before getting an on-the-ground GC to walk it. 

Look into RUBS as an alternate to submetering, which can get expensive.

This is going to make me shop other alternatives since I have not checked the market in a while.I have not had a claim with them but I am concerned there will be issues when I do.Update: Just got feedback from them on their last error.

Whenever clients come to me asking about AirBnB and STR, I always recommend Padsplit as an alternative.

But also weigh the alternative of how costly the prepayment penalty is.  

Our clients have found them to be much cheaper and easier to work with then the alternatives

Have you considered selling the home with seller financing/subject to as an alternative way to gain income/ unlock equity?

Speaking for myself I would never consider a Sub2 unless I knew I had alternative exit strategies to take out that underlying mortgage either by private money, conventional, or other routes.What is the significance of the " default judgement states," versus what we have here in WA, OR, CA ? 

Alternatively, we'd be willing to secure the loan (or some portion of it) with our rental property in Texas.  

After that, you know the process and can actually make it worth your while to pursue collectable tenants for the money they owe you.The alternate option with the PM is to first threaten them with reporting to the Real Estate Commission and then if they don't play ball actually report them to the commission.