I had bad property management for about a year and it was painful.

A caution though...be careful getting yourself into too many states, I found out the hard way at tax time last year that having to file multiple state returns in a huge pain...and I'm still struggling to figure out my LLC structure.  

Sure, it cost me $100 for deductible and several trips and a pain in the butt repairman, but tenants got a new $750 fridge!

I feel that I have to lean to deal with the growing pains of balance between running a business verses having a hobby and treating as such may mean not always looking favorable/ make everyone happy.But the gift card sounds like a win-win.

Save the refi costs and pain and just over-pay on it like a 15.

@Graham Rieseberg Back in 1986, when the savings and loan crisis hit, property management kept our brokerage company going for 5 years until we started having big deals and opportunities come our way.It has risks and it can be a pain, but if you do it right, it's a steady stream of income.

I have a separate check book for each property it is a pain, but it keeps me from co-mingling.  

Every refi costs at least $4,000 and 6 weeks of pain and suffering.Costs take away freedom.

Very painful process.  

He even yelled at a few of the utility people for parking a couple feet on his driveway.I talked to the township about him and they said he calls them 2 or 3 times week and its always complaining about something or some other neighbor weather, the grass is to high, to loud, to many cars on the property, property maintenance, cars not inspected, do they have a permit, ect... just a real pain.