Question for agents. What's your take on no more 6% commission and how this will change the way you operate?

Here Washington State we have no limit perse, but there are strict notice.  120 days notice for an 3% increase in rent which cannot take effect before the end of the lease.  180 day notice is required if over 10% again before the end of the lease.

It's an extra few seconds and not critical Bu the way, we install these systems and can certainly install an AI phone or similar but IMHO, for a smaller building this is cheaper and effective.

I have gotten reno projects for what is effectively a 98%+ discount via such.

Are there any friendly strategies you would try first to ask them to leave before getting the lawyer involved?

Its a great tactic, which has not been as effective over the past 24 months due to the rise in interest rates but we still have had some success with it for borrowers who had high rates already but are looking to lower payments possibly or pull additional equity. 

Would a lawyer be helpful to get some results from the city?

No clue, my guess would be no since they have accepted the return of the deposit, but check with a real estate lawyer in your state because I'm just guessing here.

I would greatly appreciate any advice on strategies to mitigate these issues and manage my investments more effectively.

My lawyers have told me to walk the property that morning (or the night before) and call them to let them know if they should release the money.You can also drive by the area to get an idea of the storm damage.