So if $36,000 is owed for the remainder of the lease, AND the lease has no provision for allowing for early termination by the tenant, the tenant will owe $36k minus whatever NET rent is collected for the period of contracted tenancy.As per the property manager’s conclusion that they would be owed $1,800 in the case of you taking the property off the market, it sounds probable but no one can know if this is correct without reading the contract between yourself and the property manager.As a side note, many people entering lease agreements aren’t financially or business sophisticated, and probably don’t realize their potential liability.  

I’ve been watching a pattern repeat over and over in this market.
 
It’s rarely the ARV math that kills an investor.
It’s not usually the contractor bid (though those hurt).
It’s not even paying a little too much.
 
T...

Does anyone know of some local handy people that you trust?

Some people shift to mid-term rentals (30+ days) to stay compliant, others just avoid those markets altogether.

I look forward to learning strategies and tips from you all and making connections with like-minded people. 

If your cost seg + bonus depreciation pushes your rentals into a big paper loss, you can indeed use 100% of that loss to offset her W-2 income.Where people trip up:You (or your wife) must prove the REP status (750+ hours, more than half of working hours in real estate, and material participation).Neither of you don’t needs to qualify separately, but whoever is REP has to materially participate in the rentals, and since you said you both do, that helps.The ownership % in the LLC doesn’t limit the loss usage on your joint return.

Check it out BP Fam! 
Walking past this window on a new construction Duplex we're building in the greater Houston market. 

Looks normal:
- Window is set and level
- Window flashing is in
- Siding is installed
...

We treat people as grown ups and if they change their mind, it's their decision.

You forgot to put your location in your profile or people might be able to suggest better STR markets for your location. 

If they violate that maintenance clause, they lose the Option and the nonrefundable option fee.