I went by myself without the knowledge of the PM and they said they had paid cash to the PM 3 weeks ago.I confronted the PM and they admitted to taking the money to pay their cell phone and car payment.

Go to the street, park a few down if you need to in order to avoid a confrontation.

You have a mess, you should never have leased the property with a tenant being responsible for maintenance and repairs.It could be assumed the home warranty would be provided at closing, not at the time of a lease as the tenant would not benefit as they aren't responsible for insured items/perils until they own it.If there is a default, I suggest you confront the tenant, terminate the agreement based on the next default (as you accepted rents since) and then reimburse her for costs and offer cash for the keys.

I almost feel inclined to go with what the natives suggest.Had anyone done this in a c-class neighborhood and was confronted with horrific situations after the fact, extreme damage, mishandling of the appliances or even theft?

I've had a situation with squatters in a vacant house but never got a chance to confront them, they just stopped coming once they realized the owner was around.  

If not, then and only then, do I confront them and explain that they are not incompliance with our agreed upon contract that they are now inviolation of.

Hello folks,Long time lurker who has decided that it's time to stop making excuses and being held back by fear, and get moving on my goal to become a real estate investor.Part of that is confronting the one obstacle that I've allowed to hold me back;  I have very low reported income.  

As to why not give a yes or no... they don't have the authority to give a yes... and they are likely afraid no will lead to a confrontation (Why not?

Did not want the aggravation or the confrontation We came in, took care of the problems, and got the building up to standard of the rest of the neighborhood.Karen M.

I'm just gonna go ahead and manage it myself i need to learn how to take confrontations and have the experience of being a landlord