In more astute owner/property manager interactions, the contractor will be TOLD to decrease their price ASAP or the contractor would be terminated for any future consideration.I would most definitely contact the contractor to get the low down as to why it is more, since the property manager won't do it.It sounds like since you are doing a la carte service as opposed to full service, you are getting some bad answers from the property manager. 

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It cost me $12k for early termination of the contract but I save $1k a month.

Hey Brian,The lease is a contract at the end of the day and both parties to that contract can agree to terminate the contract.  

Otherwise use the owner's name to check on the civil system terminal that should be at the court house.

Some of the issues we are running into that are either slowing the deal up or terminating the file completely. 1) Liens/judgements arising during the title search preventing the sale2) One off issues, such as shared driveway issues, shared parcel issues3) Death certificate ordering (slowing down process) 4) Abstract & Survey updating (taking about 3 weeks to complete in our area) 5) Attorney Communication (When our attorneys are not on one side of the deal) These are just some of the issues that we are seeing in our market.

You really need a Termination Agreement signed by both parties because contract dates are actually not absolute unless it includes special verbiage like "time is of the essence". 

How would you restrict the situations that your termination clause would apply to?

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

What you need to do is send a 60 day written notice of lease termination to the last known address of the tenant.