Given their request for an addendum, it's important to communicate clearly with them without getting involved in their personal disputes.

20% just seems a little low to me for full-service (communication, revenue management, multiple channels, turnover and maintenance).  

We just had an eviction thrown out from over a year ago on a property we manage, (eviction was not done by us) the judge communicated that an eviction is only to remove tenant from the premise and restore your possession. 3) I'm not sure there's a perfect answer here but what we do is include a clause in our lease that we will move the items to storage for 30 days and the tenant can pick them up at their cost. 4) May be worth it but most of the time it is not in my experience.

I've worked on a few deals with him and his communication, work ethic, knowledge, and integrity is top notch.If you would like his contact info. please feel free to send me a message and I'll happily pass it along.

Tenant is communicating with the PM, but has yet to secure assistance.

Fake promises, communication, etc., are going to be heavily scrutinized. 

What strategies have you used to communicate and negotiate with local authorities?

All of these  software programs will consolidate your operations down to one system, give you a portal for tenant communication, maintenance tracking, document storage, etc.

Still, enough to rise to an action item addressed at top level, and with communications of such reaching beyond the regional lender itself.

.- Communicate with the county: Try to negotiate with the county officials.