However, if they continue to refuse and there's no resolution, you may eventually have to look into the legal steps for eviction.

To be fair, this fee is pretty well listed on their fees sheet - no complaints here.

Your not licensed to be handling that kind of information legally.

Anyways, even if a gap lender comes in, if it’s even an allowable second position (A lot of lenders won’t do that and Silent 2nds are a No-No) they add so much additional risk to the deal, potential legal ramifications and all around  generally dangerous feet’s.

Would  be wary of syndications as  in this forum we see a few complaints and warnings about some of them

If you did not deliver the proper Notice to the tenant, missed deadlines or tried something else that is not legal, your eviction case will be thrown out.A normal eviction for non-payment of rent should be settled in a month, I can only imagine that your property management company does not know how to follow the law - and I hate to say it, I know several, that do not even meet the necessary license requirements and therefore no surprise they don't know.

If you have any legal questions, contracts, financing, etc. 

Go on the offensive and find her responsible, and pursue legal recourse.

You can get significant savings for legal and compliance costs in addition to providing one PPM and one K-1 to your investors regardless of how many deals they invest in. 

She likely can turn to legal assistance for tenants rights, especially if she’s taking care of a handicapped son, so be prepared for resistance.