I would also negotiate down your bills by talking to someone in the government on the phone and/or in person especially about the trash service.

But, It’s truly is one of the three reasons I use a PM for the rest  1) I don’t want to screen, I don’t really like meeting new people.2) I want to stay legal in my screening, notices, demands, etc etc3) They raise rents more and faster than I would and collect more in late fees.They literally pay for themselves with increased rent/fees and I get the legal and people screening for free. 

He recently had a death in the family and is irritated that I won't give him time for to deal with that, but this has been a problem for long before the death and now he won't return my texts or answer my phone calls. 

His masterclass taught me effective strategies for tenant screening, lease agreements, and handling property maintenance.

Who knows if it was sent or if it was even sent in time.The attorney or tenant could have picked up a phone to call you at any time, but they chose not to.I would find a real estate attorney and argue this in court. 

I'm getting decision making info in only small pieces over time, via phone calls only.

Here's a quick test... call the company yourself, see how long they take to answer the phone and how they answer the phone.

He is known not to answer his phone, rarely respond to email and has multiple litigation's against him.

Mitigation Strategy: Develop strong tenant screening processes to ensure reliable tenants, and maintain good relationships to encourage timely payments and longer leases.

We have a very hard core policy on smoking / vaping, screen shots below...