All all I got to say is don't skimp in trying to find the cheapest contractor or the cheapest property manager.Also find one that will agree to start the eviction process the first time rent is past due more than 5 days.This sends a message that you are not going to put up with late rent and generally will only need to happen one time to get your point across.Florida is a transient state so it's fairly easy to get deadbeat renters out of your property.However if you prequalify your potential renters the right way you can avoid bad situations.Have the Property Management Company take a look inside the potential renter's car when they arrive to see the property, if it's a pigsty and they smoke (even if they say they will smoke outside), and most especially if they're also a Credit Criminal do not rent to them.But, do not turn away people who have recently gone through bankruptcy or a foreclosure or short sale who are trying to reestablish, because they can be some of the best longer-term renters out there right now.

Did this happen as part of a religious ritual performed in accordance with the dark lord's curses upon the property?  

Nest type thermostats, keyless deadbolts, connected smoke alarms, wireless cameras, bluetooth items, USB ports, etc.

The OP was asking a legitimate question looking for help and advice and one of the reasons BP has been so successful and frankly instrumental in my business, because people can come here and not get smoke blown up their skirt.Best of luck to you.Stephanie@Ben Leybovich  Thanks for the shout out.

That said, I have an eviction clause in my contract for violating the no-pet policy or no-smoking policy, and some other stuff.

I would also add in smoke detectors coming from inside a unit going off for a long period of time (nobody home). 

This would help you gain knowledge of the working of a deal so by the time you are ready to invest, you won't be totally in the dark.

Lastly they were smoking on the property.

@Brandon Brown  thanks for that reco - I'm going to check out that podcast@David Song good points - will run numbers taking closing/marketing costs into consideration, hadn't really factored that inOverall, I'm not seeing any smoking deals in Atlanta so I'm thinking to perhaps hold until we find something 1031 worthy - otherwise the tax hit makes selling costly.

Yeah I can't see giving up that 2.6% unless you found a smoking deal off market or something, and agree HELOC for $18k isn't worth it.