We also have problems with giving up that much control, i.e. maintenance, who the property is rented to, control over the late payment process, etc.

If you need to comply with any code requirements, make repairs or take care of any legal issues, a lease isn't the best way to go, thoses issues need to be addressed by owners, this guy is out of town.Could do a L/O, there is also straight seller financing, sub-2, wraps, contract for deeds that will give you much more control over the property.

Get educated, don't discriminate, do the right thing, and you should be able to bridge the gap until you get your umbrella policy.It's a plus that you aren't in King county.Most of property managing is transferable to other markets, there isn't that much that is specific to an area.You're probably looking at 10% of rent to the manager for the fee.We decided to manage ourselves, to be more in control of the maintenance and I feel strongly that I can rent a place faster than the property managers.

I mean the military controls your entire life for that time frame.It doesn't have to be an all or nothing move.

ROFR are grossly under used by investors, these can be very low dollar contracts to nearly control a property while seeking other alternatives if the property is held by a motivated seller seeking a buyer. :)

Remember you don't have to own a property to control it.

I've cleaned up HOAs as an outsider, changing the board to get rid of control freaks, give some people power and they think they own the place.

First off you cannot control what your competition will do.

Advisors implement plans that will provide you with checkbook control and generally come with advisory consulting to help you adhere to IRS rules.There is a good bit of information here on BP about the topic.  

Is there anyway you could get animal control to intervene just to knock down the population.