@Stuart Udis I understand the importance of having the funds for repairs, vecancy and any issue that may happen.

I took the next 5 months to tackle everything myself spending approximately 17k in supplies and tools + paying a plumber and roofer 4k total to fix those issues.

Yes the lack of identical apples-to-apples comps has been an issue in the area for years.

If you file an eviction then it must be filed locally, if your LLC is sued they will sue locally. 

A weak team leads to guest complaints, maintenance issues, and poor reviews.

Fortegra is non-admitted in California and that's likely causing the issue.

Let your criteria do the filtering for you.Regarding retention and renewals, the only time I have asked people to leave is when they have had rent payment issues and/or damaged the property. 

I believe our team will continue to meet the level of service you expect in the future, but should you need anything or have an issue, please reach out. 

They may also be able to temporarily relocate your tenant to avoid any other issues.

It can be paid off by a refinance, or a sale or cash out of pocket.The other issue is the pending divorce.