She's not going to have any leg to stand on in court if you get that far unless there's some explicit language prohibiting the owner from assigning responsibilities to another legally authorized party, and I'm guessing there isn't if another PM company was maintaining the lease and provisions - and the fact that the tenant was voluntarily working with the other PM confirms the acceptance of an authorized agent even if it's not explicitly stated, the same way if you accept rent from a tenant after a lease expires you imply acceptance of the lease terms continuing (which is why you should always have a holdover provision). 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

If the market continues to appreciate, holding the property could yield more long-term equity gains.

Yes, operations is a big part of that, especially for anyone that wants to be a business for the long-term.If I were you, I would be talking to office brokers about partnering more than an online forum.   

The Importance of a Great Real Estate Agent: A Personal Paradigm ShiftI got my real estate license a while back, and I always heard people talk about the importance of "bringing value" as an agent or broker.

Market is continuously stable and rents well.

It is mid year and this tenants mom (co-signer) wrote the following note;I am writing to formally request the early termination of my child's lease at location in San Jose due to a medical illness that renders him unable to continue attending college.

I am going to continue to analyze the market until I am absolutely ready to buy with ample reserves and more specific analysis on comparable properties.

Waynesville, a great neighboring town just outside Buncombe that's been pretty great for STR, is starting to talk of a similar ban.

Agreed but Sole Prop will accomplish this without all the hoops you're talking about.