Establish better future procedures and enforceable protective language in your lease.

I would also add that I'm using ChatGPT to write my new Policy & Procedure Manual - it's making the process so fast and efficient it almost feels unfair.]

A Lot of agents 1) don’t really know all the intricacies/procedures/rules/strategies to do a short sale and 2) don’t want to do all the extra work involved in one, for no extra fees.Attorneys are not great for negotiating/processing shorts sales…they often slow the process down are not needed.If it comes to that point, have a talk with your agent, and their broker, about switching to an agent with short sale experience.You would need to show a financial hardship though….as in you can Not afford to pay the negative cash flow indefinitely. 

I’m creating policies and procedures now and I’m on a quest to find the things that landlords don’t seem to appreciate from other existing property management companies, so that I can build being different into mine.

I had a family who were schemers-always had stories and getting different charities to pay their rent and I was just tired of dealing with them so I gave them the proper notice at the end of their lease and in that notice I included the move out procedure and a reminder that they would owe $1600/month rent if they were still there on the 1st per section X of the lease they signed.

A hosting business involves marketing (LTR only markets when there is a vacancy), cleaning/turnover, check-in/check-out procedures, and a concierge communication.The analogy to Walmart is absurd.

Thru the years the most biased of NAR operating procedures have been eliminated - so called fixed commission, dual representation, ban on discount brokers, and access to the MLS being limited to NAR members.  

That code section states:(1) “Prospective owner-occupant” means a natural person who presents to the trustee an affidavit or declaration, pursuant to Section 2015.5 of the Code of Civil Procedure, that:(A) They will occupy the property as their primary residence within 60 days of the trustee's deed being recorded.

Let them know you want to be responsive to important issues but you also expect they will respect your procedures and the time of the people doing repairs.  

I suspect they have a procedure to deal with this and it may actually involve having their inspector just go to the office to inspect files and determine that info themselves.