We've had to keep extending closing for weeks because his communication is almost non-existent.

The BRRRR method of real estate investing continues to be one of the most-used strategies in 2023.

I am happy to show you a better way to get into the BRRRR method with as little as $10,000 in the bank and invest in Memphis TN real estate the "normal" way.

(There are other ways to obtain/develop that evidence - such as using certified mail or my “practical advice” below.)In your case, because your friend found the letter inside the mailbox of the last known address, you now have specific evidence of having mailed the letter “…by first class mail, to the tenant's last known place of residence” - “Unless other arrangements (had been) made in writing by the tenant…”Again, in my (non-lawyer) opinion, you’ve complied with the letter of the law as to your concern - “Unless other arrangements (had been) made in writing by the tenant…”[Practical advice: Where I self-manage, in my “Notices” section of the lease, besides my physical address, phone numbers, etc for notices to me, I provide two email addresses for myself, and state in that part that email is my preferred method of communication.

If the tenants pay rent on time, communication is good, and the property isn't torn up offer the MTM rent and keep the boat sailing. 

I am thinking it is better to leave all communication of this problematic tenant to the PM rather than me directly communicating and sending my own contractors to save some money.

I was only thinking of outsourcing written communication through messaging as most of that is general inquires and 90% of those can be pre documented.

Have you executed on this method?

Their agent can do as little as show them 1 or 2 houses if they communicate what they want and the agent is able to find it or show dozens of houses with no sale in the end. 

Some have found it pessimistic.Use the Enemy Method.