Really I'm open to anything, just trying to get some more rental cash flow and keep this train moving forward.

@Ivan Alvarado Check if the PM has multiple cleaning crews, takes care of laundry/linens, restocking bathroom items, property maintenance, etc.I'd recommend you ask them open ended questions and pay close attention to their responses.

Always best to ask a lender about loan specific items as only 1-2 out of 10 realtors is worth their salt.

It's basically a list of all of the items that we require them to have before we'll take them on for management.

I am the kind of person who takes accountability, so I'll just say with such a big item, I should have made sure it would not be a problem with permitting.

@Michael Ablan this is exactly where my train of thought went as well, it has been a fantastic property, but without local management, way too many headaches.

A few weeks after receiving her itemized deduction and remainder of deposit, she sent an email to dispute charges and threaten lawsuit again.

I don't have any expertise to give you, and certainly other members have imparted good faith advice, and some good should' ve-would've items that we all can learn from.    

For example being a real estate professional, how to treat losses from short term rental, Capital versus expense on common items, etc.

Real estate is a scarce item, it has to be rationed one way or another.