What resources do you use to communicate with guests and do you use any VAs?

Great system and good checks.Some other good ones are:mysmartmove.com (transunion)TurbotenantAvailRentspreeI'd just see what's going to work best with your overall property management system... aka how are collecting rent, communicating with tenants, collecting maintenance issues, etc.

My point that I am trying to drive home is that most lenders are within a pretty tight shot group, and I would rather pay $500 - $1000 more for better advice, better service, better follow up, better communication etc. 

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

(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.

I'm an equity partner on four different apartment complexes and have learned a lot from talking with and observing the lead investor (i.e. syndicator) about raising capital and investor relations by being in those deals.If you are fortunate enough to find a mentor, it would be wise to find someone with integrity, who has multiple SUCCESSFUL deals under their belt and believes in consistent and clear communication with their investors. 

Get an attorney and get in communication with their attorney and let them know the you want to pay off the loan.

Work with consistent contractors.

Look at reviews, track record, and overall communication.

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