He’s obviously not motivated by friendship, loyalty, reputation, fairness, morals or ethics.  

(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.

@Ross Hayes I know it’s difficult wondering what to do, as I’ve seen my fair share of pet damage, but honestly once you put some screening processes and money attached to it, you will see that majority of pet owners are pretty good. 

I prefer Helocs because I only use as much as I need, I don't mind keeping a balance on my Heloc because interest is using fairly low.

However, to be fair, we also heard good things about PIN5 before we investigated it.

You are asking the wrong questions... you are coming at it from a fairness point of view when you should be looking at the numbers and keeping the tenant happy.

It should be fairly simple.

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

We operate on fairness, and we feel that it is fair to retain the commission percentage of the late fee.

It's fairly cheap and tastes like it's been aged in wooden barrels.