House rules are useless, your lease is the legal contract and it appears that you have a vey disrespectful tenant that you will likely need to get rid of.There is absolutely no reason you should "like the guy".

But at first glance Austin appears to be approaching it’s peak for investors.

Ie...would there be a crackdown on 6 month, 12 month+ or does this appear to be a crackdown of the VRBO, Airbnb type of property usage?

But in this business it helps to put yourself in the tenants shoes.

They appear to do everything in-house from sales to maintenance, and of course property management with owner and tenant login.

Some of these towns even appears in websites as “Most beautiful towns in Georgia” and, as an indicator, I see some Airbnb offer there.

When you hire a Realtor to find tenants for a property, does the rental advertisement get posted in places (such as the local MLS) where it would not otherwise appear?

I pulled a listsource list for 3-4 units in my area and the list appears to be all individual apartment owners.

@mark sewell, it does appear that you and I have different strategies to get people through our funnel.

My brother and I are right where you were starting out—hope to be in your shoes someday!