To your other points..PMs typically either do the evictions and appear in court or hire an attorney to do the evictions and you incur additional fees.When you go in to change the filters please take more time as the most important thing you're looking for are leaks in your plumbing system.

Understanding the different policies and your risk exposure is properly the most important thing to understand.Understand your deductibles and what is covered with your specific policy (i.e, is sewer back up included, flooding)You can always get an umbrella policy if you want some additional insurance.

Buy something that the numbers will work as a rental and increase after some initial rehab during the first 1-2 years of having it as a primary, build additional savings and equity over time, and ultimately rinse and repeat/build a portfolio! 

Additionally, commercial properties, such as office buildings or retail spaces, may provide attractive depreciation schedules and potentially higher rental income.

Loan Servicing:  Will you service the loan yourself or use 3rd party servicing? 

Also 4th quarter of last year Packwood and county officially did discuss potentially regulating STR's by either limiting numbers or adding a tax to cover increases in local services that are needed.

It is always wise to have some additional capital on the sidelines to help advance your projects rather than relying solely on the bank draws but one month is beyond reasonable.

Now my own mortgage is paid, new HELOC and new property mortgage is paid which leaves me no additional cash flow.

Additionally, for rate-term refinances, many DSCR lenders have no seasoning requirements at all.Easier qualification: DSCR lenders have much lighter qualification requirements than conventional or portfolio lenders, such as no DTI, income verification, or tax return hurdles that can slow down or disqualify loansFlexibility: While conventional and bank lenders are heavily regulated and follow standardized rules, DSCR lenders have much more flexibility and control over their guidelines.

Otherwise, she will stay.You're charging her 25% under the low end of market rent and she's asking for an additional discount.