If you would like to keep the property at market rent, without concerning the tenant with too harsh of an increase, you could also provide a credit back to the tenant each month.

I know some of you will see this as harsh killing them but that is the law here in KY at least and I'd assume most places as well.

Your making the all too common mistake of self-managers of getting into the drama of everything.

The companies you mention have been around for a while and have stood the test of time.They have stood the test of time in a niche called "turnkey real estate" that has always carried a stigma.So I think that speaks volumes of their quality 👍Nobody is perfect and those that work hard, will eventually make a mistake.As long as the mistake is an "honest mistake".And being a turnkey provider myself for 10+ years now I can sure say that some investors can be a true pain in the A$$ and it feels like they look for drama/issues intentionally instead of smooth sailing lolWith that said, I suggest doing your online research and reaching out to the one that tickles your fancy the most.And then go from there.Wishing you much success.

I also realize I'm the property owner, and I'm not there to parent them, but I do want to make sure they are happy (within reason) and protect my investment and also make sure they honor their leaseOne roommate has a dog and is accusing the other of "disciplining", the other roommate is a clean freak and the other feels "attacked",  and bottom line there's just drama.

That may sound harsh, but the weak get eaten in this business. 

This will only be the first of more drama and excuses..... next will be excuses for not paying the rent etc etc...

That seems pretty harsh to me and utterly ridiculous when she's never been more than 20 days late..

People that have high-drama often continue to have high-drama. 

Low appreciation and a much higher rate of tenant drama/problems.