You also have no control over the HOA (unless you find a way to hold a seat on the board) and they could do any number of things that could kill your deal, including limiting percentage of rentals in the complex (if this isn't already a provision), or raising the fee $100 a month which makes your cash flow disappear, and the retail value go down overnight.

I find his "disappearance" and evasion of our property manager for the last 2 weeks inexcusable.However, I am considering making the tenant an offer to evict him "lightly", i.e., he pays for this months rent, pays my attorney fees, and gets out within a week.

So my question is - Do I have any way to make sure I can get April rent before he disappears?

This is my opinion, but I think having a license gives you an advantage because having it makes you more accountable and less likely to disappear into thin air. 

Then another 3 from another thread, etc.Every time I read one of those posts, it disappear from the alert list.

Be part of their meetings - dont disappear and get to know the Pres and Vice Pres.

For some people, they want to totally disappear off the grid and I can respect that, but it is just not for myself.We never set up any sort of system with our tenants with the exception that for our apartment buildings we give one tenant $100 to $150 per month to shut off the water for the entire building in case of an emergency.

And would like to get my money working for me vs always work for my money and it disappearing.

And what to do if one of the parties in the chain disappears, gets arrested, files bankruptcy, gets divorced, gets married, and so on.

I am not saying there is anything wrong with that, I just wouldn't send you to them expecting to get "a fair shake" until there is a relationship.Sure, for the ones who show up, send out 2 crappy deals to a 300 person e-mail distribution, and then disappear.