A mentor ship program is how most people do it.

Let them know that you're unhappy with them and see if the two of you can right the ship together and if not then self-manage or find a new PM.

  - Does he want to retain some owner ship? 

There is an implied covenant of "quiet enjoyment" by law that can be enforced.

NOT a Quitclaim Deed, because Quitclaim Deeds do not fully warrant the rights and covenants of property as does a Grant and/or Warranty (or equivalent depending on state) does.

Preforeclosure's best model is "going down with the ship". 

It took new construction costs from $800-2500 down to $325 / SF and instead of 2 years it can be done in 8-12 months (design, permits, fabrication, shipping, and erection) depending on how much homeowners customized the standard plans. 

I think the unsuccessful and struggling units who have not jumped ship yet will continue to do so, leading to less supply, increasing demand, and a better year for the successful units. 

My personal thesis is to avoid the HOA altogether, problem solved.RESTRICTIVE COVENANTS can still run with the land even if there is no HOA, placed on by the developer.

That ship of low rates that sailed could come back?