You have a couple of options: 1- Work with that management company until the end of the lease term and then get the tenants on your own lease. 2- Find out who the package is sourced through (we have somehting similar provided through a company called Second Nature) and see if you can keep the package through them. 3- Have the tenants sign an adendum saying you are unable to provide this service.

Insurance can definitely be tricky for sober living homes since not all carriers understand the unique nature of these properties.

Get clear pain points and USPs of your brand and incorporate all that in - marketing 101 stuff. the key to FB is having a backend content creation system. more content = more testing, less ad fatigue = better results. 

I had some luck in real estate groups and by sharing success stories, but the pace was slower compared to paid ads or SEO methods.One thing I recently explored was incorporating tools like those for Social Media Posts using AI.

Just the nature of the business.

Hocking Hills and Red River Gorge are both really popular STR spots and definitely have the natural attractions that drive consistent demand, but just know they can also be competitive and seasonal, so having a strong property manager who knows that niche market is key.

If you decide to stay with them, maybe incorporate the "management fee" offered to make up the difference.

All natural vs other?

I know there are some Atlanta people here, but probably not many as this forum is national in nature.  

As a property owner or investor, it’s natural to want to keep control—but as a property manager, it can be challenging to act fully in an owner’s best interest without the flexibility to make timely decisions.