Hi Ken,After managing hundreds of properties and working with investors (many from out of state) for over 20 years, I’ve seen Tampa, Orlando, Lakeland, and Miami all work—but each has its own flavor.

Properties are sitting on market for a bit longer now that supply is slowly creeping back up. 50 days isn't too terrible compared to the greater PHX area. 

If you allow this to continue, they will only get worse over time, and your losses will increase.I suggest you hire an attorney.

I also do a pre-screening questionnaire over the phone before I agree to a showing.

What is required and the like.I would take the time and go over AirBNB and VRBO and see what other rentals are in the area.

So no Board, nothing to manage except State law...the organization docs for the HOA should have identified when the developer maintained control, the terms for it to be turned over and at turnover you would establish a legislative body which would be the Board...

Have multiple exit strategies, do not be over leveraged, and make sure you are factoring market changes.

They purposely do not have any means of speaking to someone live over a phone.

Keep up the good work over there at DM and keep adding new data, it's very helpful!

Maybe $1800 in the positive over the year.