Bottom-line Up Front, this is my 80-yr old parents' winter home and I'm trying to figure out a deal that benefits both of us.

No sick days, no holiday's no breaks.  

Keep in mind with the holidays here getting a Writ can be delayed do to vacations and holidays

I also am self employed in agriculture I own a seed processing plant and I farm in central Washington and do research work in Arizona during the winter so I have a full time job.

Your lease should have a clause requiring written notice if tenant plans to be gone more than two weeks (family emergency, holidays out-of-town etc.).

Furnace issues come up in winter, drainage during the wet season, etc.  

The previous owner installed a baseboard heater, which I turned to a medium setting (3 or 4 out of 7) throughout winter to prevent frozen pipes and other possible problems.

My conflict is this:1) Raise rent enough to cover expenses and basically break even in order to keep good tenants in and avoid the turnover expenses.or2) Same as above but only until spring/summer when I can fix the landscape to attract better tenants. or3) Bring rent to market now (including utilities) and most likely lose tenants in the middle of winter.

Hi Scheryl-In my experience in pm it depends on time of year but during the spring and summer, a quality unit in a decent location will rent in 2-3 weeks while the same unit during the winter could take 6-8 weeks.

I am back in Boston next week for the holidays and would definitely like to meet up anyone who will be around to network and learn from.