When negotiating things like pets, late fees, adding a roommate, making improvements etc. if I have to say “No” I just reference the lease or say it’s against our business policy.

The two strategies I was referring to are: 1.

They usually have references and they know which contractors you want to be working with.

They were model tenants and had great references until dad moved out and then the sh** hit the fan.

You can stop here if you want to work with listing agents and have them refer you to their clients .

"His girlfriend's father is our handyman and one of his previous landlords"When you say 'his girlfriends' I think you are referring to your current tenant.  

I did the appropriate screening (background check, credit check, confirming with employer that they work there, and prior landlord references) on both tenants.

So how have you vetted your PMs to avoid your issues at this point (what questions asked, how many references, etc?) 

New toilet flappers are a cheap, easy fix.Move quickly on rehab so you can rent ASAP before Thanksgiving and the holidays.Get Brandon and Heather Turner’s book on managing rental properties.Build a reference library, listen to RE podcasts and continue to self-educate.

Looking for reasonable sub with references since haven’t invested in this market.