And if the builders insurance is not current from what  I know there will be no insurance the insurance has to be active when the claim is made  @John Mocker  John i have been going round and round with my insurance guy on this one. 

Most tenants don't really want to talk to their landlord-- when they need to communicate, they would rather email, text or put in a problem ticket.

I've basically paid the mortgage on this property for a year with no rental income and a ton of expenses.The other properties had their own set of issues (the IN tenants trashed the property) but this KS property was so stressful, a headache, a hassle, such a financial loss, and I've just felt lied to the whole time I want to sell all of them and get away from it.The IN house has been on the market for 76 days (since this is the first property ready to sell, KS prop.

Does the PM/AM just keep switching vendors to see what they can get away with as times get tough and vendors cut off services?   

I have people pay $18K for a month in high season, I can't imagine they could get away with charging 20% on that.  

I come from the Poconos, PA market and have helped at least 30 clients coordinate hot tub installs in the last year.Q1 Opinion*: Typically when underwriting property for buyer and mgmt clients, I'd give them a round number of $10k to assume for hot tub purchase / install / permits /foundation /electrical.

In a scenario where we sell the property (for round numbers purposes not including fees and closing, I have rounded the numbers as is) the profit is $800k , because it has been our primary residence for the last 4 years, are we still sheltered from $500k in capital gains? 

But then I wonder if I find a property out of state and form an LLC then I could eventually get away from Ca state tax (more of a cpa question). 

It's a great market as it tends to draw guests year round. 

Each of those will determine what it takes to put in a year round road in the northwest rain country.