If you haven't done so already, teach your contractors/handymen how to use their smartphones to their advantage to better communicate with you. 

The ability to instantly automate and communicate with people allows us to manage this from anywhere. 

She will only communicate to me through text.

You should understand that the advice and information in this communication is general and that your own situation may vary. 

you are too much into thr deal and your not a real estate agent which is very illegali am a property locator i specialize in wholesale contract properties for home flippers or for estate agent that want to invest with an intent to hold for rental propertiesi simply use wat my investors want specifically in a contract and property  i communicate with the owner or contract holder and try my best to let them know hey this is what a potential buyer wants their contract to look like and so forthif they agree then i step out and give them conract information to my flipper or invester and that's it i am done with the  transaction.my investers pay me for the information of a potential property for them before they even see the property or get any information about the property..

There have been instances where I do find someone who is an heir and I'll send them a letter in the mail or I'll call them, but there are just so many dead ends, whether the heir is not communicating to there being no one available to communicate with. 

I'd add that I would clearly communicate with the tenants that these two issues are separate.  

I am very unhappy with that PM company (slow/unorganized/extremely bad communication) so I am looking to move to another PM company.

Learn this new language and how to communicate as an investor.To be a successful real estate investor takes time, money, and effort.

They are all responsible, including the co-signers, to I'd hold their feet to the fire and see what happens.Make sure you communicate with ALL the tenants and non-occupying co-signers.