They would be smoking in the house, leaving all the doors and windows open after they'd leave for the night, in the middle of a Michigan winter mind you with propane as the heat source and that's not cheap.

I agree with the others this PM company does not seem to have your interests in mind but keep in mind if you decide to let go the PM and they do somehow evict the tenants you are heading into the holidays (Nov/Dec/Jan) when its traditionally harder to find a good tenant move in.

Winter lease-ups can take more time, so you'll want to start advertising the property immediately.

I'm 100% opposed to that approach and would rather spend money on books, late fees from the library and meeting up for coffee.I will check out the January COREE meeting (Dec is holiday party focused).

Rent is due on the 1st, late on the 3rd,  3 Day Pay or Quit notice would go out on the 4th but this is a Sunday and the 5th was a holiday so it goes out on September 6th.2.

No good deed goes unpunished.Or ...happy holidays, I am not increasing your rent this year. 

I have a lot to learn and Winter is coming with expected above average snowfall so I'll be learning all about snow plowing.

Also the condo association does not allow pets which turned away many of our renters that came from the north down south for the winter.  

I think the market cools off in the fall and winter, and there may be more deals now than in the popular summer.

Here are my rankings from the last couple of weeksReal Crowd Ames Holiday Inn 4.5 Great location, 25% equity by sponsor, assuming debt (below market rates), high cash flow and another 5% a year in principle paydown.