I’m seeing this happen more and more, and it’s absolutely effective when done strategically.

How can I advertise to local PRIVATE investors here

Unfortunately, long-term leniency often becomes the “new normal” for tenants and resetting expectations after 12 years can definitely be challenging, especially in California with its strict tenant protection laws.At this point, the safest and most effective approach is to send a formal written notice outlining the rent due date, late fees and the requirement to pay on time going forward.

Some of the units require renovations and I’m just trying to figure out the most cost effective way to do this without putting a huge hole in my pockets.

Have you had any communication from Airbnb to that effect? 

They want contemporaneous records—evidence created at the time the work was performed.What real documentation looks like:• Time logs showing date, specific task, and hours (kept weekly, not recreated at tax time)• Receipts for cleaning supplies purchased the same day your log shows cleaning work• Calendar entries blocking time for maintenance with notes on what was done• Text messages or emails showing you personally handled guest issues• Photos documenting before/after repair work with timestampsThe extreme but effective approach?

By asking these questions, you can gauge the professionalism and reliability of a property manager, ensuring that you choose someone who will effectively manage your investment.Thank you for outlining these points — this is genuinely helpful.

I’m working on getting my first doors under management and would love to hear from others about what worked best for them in the early days. Was it networking, direct outreach, referrals, or something else entirely?

When selecting tenants keeping a tenant is just as important as selecting one.  

His company is Selective Real Estate and he does construction and flipping.