@Jason S.I can give suggest a plan for the next year but it requires tremendous self-discipline.

I would call them and send certified letter signature required or if nearby drive to their last known address.

In our experience as a property management company, we allow owners to use home warranties, but they are required to coordinate directly with the warranty company themselves.The main issue we’ve seen is that home warranties can significantly delay even simple repairs.

Get a DBA and use to open a business bank account.Have your properties "hire" the DBA to manage your rentals and collect rents.Most states require a lease to identify the owner of a leased property, whether a person, trust, LLC, IRA, etc.Landlord = Lord of the Land = Owner per deedAgent = someone legally representing the ownerProperty Manager = Agent

Is it required every turnover..so 3-4x.a year with MTR or is one inspection good for a year?

Being a savy investor requires more than buying a property at a good price.

If she's month to month give her 30 or 60 days' notice (whatever is required by law). 

For example, certain states like CA and MA have "claw-back" provisions, some states have withholding requirements, PA has some funky 1031 exchange laws, etc.Work with a rockstar QI (like @Dave Foster) and a real-estate-savvy tax professional to ensure you don't fall into any traps.

They also claimed its a new form that recently been required.

By using this, you no longer require a 3rd party Registered Agent (ex.