@Bob Malecki Please excuse me, I am coming into this conversation a bit late! As the lease was executed through your LLC, and there is no agreement between the LLC that the PM was managing the property, it will be difficult to shift the blame onto the PM. The PM acted as nothing more than an agent facilitating the leasing of the property. However, there is one sticky point that may give you a legal leg to stand upon, and that is the collection of the deposit.
If the deposit was held in the PM's trust, you can perhaps claim that they were responsible for the release of the deposit and therefore, as follows, responsible for the statement. However, the PM will argue that they did not have access to the property and were waiting for a statement of damages from you. Since the never received a statement, they were unable to answer the tenant, shifting the blame back on to you.
The larger problem at the moment, is the illegal (according to the RCW) withholding of the deposit... For an additional 14 days and change. As you and I both know, Washington is a very tenant-friendly state. Save yourself the hassle of small-claims court, as your time is worth more than the aggravation and time attending court will cost you... And you may end owing your tenant damages.
Chalk this one up to another lesson learned, and another tuition paid. It happens to all of us!
