When the guest asked for a phone number the response was "I am not available but you can call my assistant at..."

(Better with a photo)    Ask for a phone number. 

I do not even talk on the phone on first contact.

I just got off the phone this morning with a contractor to update and upgrade in January the cabin that started it all for us in the Smokies and STRs. 

I have had major issues with several loan servicing companies and don't mind naming them here: Shellpoint/ Newrez (terrible!)

All this to say I would go with the local company. 

Hey Bee — I get where your frustration’s coming from, but it sounds like there’s a bit of confusion about that 3% sale coordination clause.If your client’s property management (PM) company has a standing management agreement that includes that fee, then it’s not “sneaky” or “hostage-like” — it’s a contractual right that your client agreed to when signing with them.

So, email after a phone call to confirm the conversation.Really think through your setups and procedures.

Forget trying to walk them through a simple repair over the phone, to avoid sending a ServiceTech and saving an owner money.

Since you're already in Ohio, definitely keep an eye on Columbus if you decide to expand—I'm investing here and it’s been super solid with strong population and job growth and big companies like Intel, Amazon, Google, Honda, Microsoft, LG and more investing here, plus properties still in the $120–180k range that hit the 1% rule and cash flow well.