And make sure your primary policy will protect you against this. 

We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

Using a collection agency likely will only cover part of your losses, but sometimes it is the only means to protect yourself and your investment from a difficult former tenant who isn’t owning up to their end of things.Getting the right tenant in your property, as well as handling difficult tenants, is at or near the top of the list of reasons why property owners should consider working with a trusted and experienced property management company.

We want to make the best decision, because we're likely to stay for a long time with the company we choose since it's a lot of work to switch. 

ESA are protected.

What are the things I should do now at my property to protect it and resume with another contractor?

I am not from Florida and I know that each state has it's own set of rules and laws when it comes to tenant rights/protection.

Also find a realtor that is familiar with investors, like really familiar, not just someone who "can open doors" but someone who can consult with you and protect you during the buying process of an investment property.  

While our monthly expenses are high right now, I’ve been switching my focus to wholesaling in the area and have started doing more research on that front.