Now it's well over $2M.As a result, buyers of moderate means were forced out in concentric circles. 

Look into insurance policies designed to cover tenant intentional damage or gross negligence, as well as unpaid rent.

Now, the headline of % of rents, vs the huge number of ticky tack fees doesn't really matter in the end if the PM is good and runs a tight ship, keeping my property well maintained and occupied.

An agent has access to multiple mortgage brokers as well.

I've had this situation before and it can work out well when you and the tenant agree to a payment plan, especially when the funds can come out of their account automatically.  

You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a tax strategist willing to work with you throughout the year, not just when preparing your tax return.

I'm selling my house and want to understand the tax implications on the sale, because I have lived in it as well as rented out a portion of it.

We are trying to figure out how to price this and how to vet the operators - specifically for sober home and similar facilities (we already do DSP and understand that well). 

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

We've been investing in Fort Wayne for a number of years now and have done well.