Just ensure your communication is clear and respectful, emphasizing the value you see in her as a tenant.

But, it makes the "guru" rich telling people it's simple and cheap.

The fee gets you listing maintenance, a professional person available around the clock to communicate with your guests and monthly/end of year reporting.

However, the profile thoroughly communicates they smoke a lot of weed.

Pay no mid to a legal shield letter it is just the tenant communicating with you on a lawyer's letterhead. 

If you want to potentially save some cost on MLS purchase then you can communicate directly with listing agent and go unrepresented.

I didn’t “get rich quick”, but I’ve had a 34-year career and I’m still around to talk about it.

We also see the struggles you face:Disgruntled customers due to communication breakdowns and scheduling mishaps.Frustrated employees missing deadlines because of complex systems.Recurring service issues stemming from a lack of standardized procedures.Unhappy technicians dealing with unclear pay structures and disputes.The constant threat of legal and financial trouble from non-compliance.You wear many hats, and there just aren't enough hours in the day.

I believe that the notice and my subsequent timely communication and refunding of the payment would handle that issue if it came before a judge.

Material Participation Activities:Property Maintenance: Engage in repairs or construction work on the property to maintain or enhance its condition.Contractor Management: Oversee the hiring and coordination of contractors or handymen for property-related tasks.Tenant Interaction: Communicate with tenants regarding lease agreements, inquiries, or property issues.Property Acquisition: Invest time in property search and evaluation processes, including visits to potential investment properties.Property Management Tasks: Perform activities typically handled by property management companies, such as rent collection or property inspections.Non-Qualifying Activities:Educational Pursuits: Time spent on real estate education or training programs does not count towards material participation.Investor Hours: Hours dedicated to investment analysis, financial planning, or portfolio management are not considered material participation.