@Hadar Orkibi the current one is doing a decent job. i feel rents are way below market rates for now and i dint feel she would help me get a correct bump when the leases are due to renew.i feel like i should put a new PM in place (better rates, better services on paper at least). if this doesnt go well for the next few months.. il go back to the one currently in place.

@Eric James, as for the tenant only giving 30 days to move, a piece of paper isn't going to stop them from leaving if they find they must move.

Also Keith did not get a chance to present his Paper work is what he said.. 

Once it's on paper it is something real.Just my 2 cents.

Prior to signing any paper work, do you run title work like you would on any other conventional deal?  

I was driving into town this weekend to look at a property for sale and I saw another house with an over grown yard, and a paper taped to the door.

It may be it is just plain old sawmill wood that they placed that wall paper on back in the day.

On paper should be good. 

If they pay for advertising, paper supplies, handyman, it may pay off. 

In lending everything has a paper trail down to the smallest detail.