Take ownership of your mistake and learn to do the proper due diligence recommended above😊https://www.biggerpockets.com/member-blogs/3094/91097-why-you-should-screen-a-pm-company-like-you-screen-for-tenantshttps://www.biggerpockets.com/member-blogs/3094/91878-how-to-screen-a-pmc-better-than-a-tenant-part-2-communication-and-documhttps://www.biggerpockets.com/member-blogs/3094/91879-how-to-screen-a-pmc-better-than-a-tenant-part-3-the-management-contrI read over what she said about 5 more times to make sure I wasn't missing something that the agent should have done to avoid this and the only thing I can think of was that maybe they should have spent more time in due diligence but the reality is that repairs come up and if her management is only allowing band-aid repairs instead of suggesting to strategically repair the culprit... then she will continue to have issues.

We are between 40-60% equity in each property and our current mortgages are 4.5-5.5%  We're looking for HEI investors to pull out a portion of that equity for repairs, upgrades, etc.  

I would like to complete some repair/enhancement work before I get a tenant.

Focus on properties that need cosmetic updates rather than major repairs.

Quote from @Justin McCarthy: We had a refrigerator that needed repair.

Soon with raising prices, repair costs/labor costs going up each year, HOA, Taxes, and all other items you will soon be negative.

I would add the following:First, get really proficient at estimating repairs—both honestly and accurately.

1) Credit repair to get FICO fixed, but as you mentioned, that is likely not the primary issue 2) Can you sell the property in its current condition and get some proceeds?

I'd rather have drywall, plaster can be expensive for the inevitable repairs.3.

Hey Charles, from my experience, focusing on markets where you can find distressed properties that have strong after-repair value (ARV).