Lack of communication, lack of follow through on maintenance items, charged for things that are not our responsibility, I could go on...At the moment, we have only one property, but we've got money for one, possibly two more, but I have zero comfort level in Memphis PM.Thanks.

And someone built a huge six bedroom beautiful custom built two story new home next door to my property and it just hit the market for sale last week.

@John Williams- I don't have a crystal ball, but there's no evidence at the moment that tells me that there will be a wave of foreclosures in the fall.

Beautiful cities were trashed and it will take years to rebuild some of them. 

Yes my focus at the moment is building a team in that market and would love to learn from your experiences and welcome any recommendations for personnel you may have.

I did not BRRR this deal so refianancing out and using an FHA again is not an option at the moment.

It may take you a few months to get it back, but it sounds like she has been a long term tenant and could use a little bit of a helping hand too...Or you can just chalk it up as a loss and consider it a "Pay It Forward" moment.

Also to answer that other persons question the property is in the beautiful Deerborn Mountains in Montana.

The home I’m hosting is investor-owned and has been renovated the home beautifully and there are several other homes on the street and in the area that have been improved and remodeled.

Its my primary resident at the moment.