other investment opportunities (other than a flat out loan at a favorable interest rate) seem pretty fraught with peril as you will need your sister's consent and participation to take any action that would allow you to realize any gain, including a refi or property sale.   

You cannot text unless the person has subscribed and given you consent for that communication in MA.

As long as you're reaching out to people with the information they want, and you have consent to message them - a mass texting service can be a very powerful communication tool for delivering reminders, notifications, and alerts.

I have been reading that in order to contact a tenants previous landlord, especially when it involves reaching out to a large property management company/apartment complexes that they will sometimes ask for a tenant release of information consent form.

I have a lease that states that the tenant can assign the lease with landlord's consent, landlord's consent not to be unreasonably withheld.

SMS marketing is 100% illegal without prior written opt in consent from the recipient. 

If that doesn't work, offer cash for keys....Hopefully, your lease has something in that states no one that is not on the lease can live at the house without landlords consent.

You must get written consent from the landlord (if you are not the landlord.)My confusion is – If I own a triplex or duplex in LA, & I'm living in one unit & I want to STR the other units out, then does it count as my primary residence? 

However, my current property manager only respond when she wants to talk (also very rude on the phone) and she automatically deducts all fees without my consent and permission. 

It reads "If all or any part of the property or any interest in the property is sold or transferred without lenders prior written consent lender may require immediate payment in full of all sums secured by this investment".....and so on.HOWEVER I have an "Adjustable Rate Rider" on my mortgage which I believe invalidates this clause.