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). 

The Manager reserves the right to terminate this contract with thirty (30)days written notice.2.

Probably not enough the IRA to own real estate given reserves needed and such.

I can do that for you if you are properly prepared with reserves and credit.

HML lenders want to see a clear path to profit, so ensure your ARV and rehab estimates are solid.For next steps, definitely prioritize a detailed inspection to confirm HVAC and interior needs.

But, for instance, I sent them a notice of rent increase effective February 1 and needed them to confirm that they have accepted the new payment terms through our electronic payment system, and even after repeated notices, they are not responding.

If is 65% and below LTV you won't need to provide reserves. 1.

I 100% agree with the intent aspect and that is an important premise, but the fact is in this particular situation intent for it to be personal use has been confirmed (by way of a public post).

Contractors also saw an unauthorized pet during this time, which tenant confirmed.

Do you have any reserves?