I was starting to lose faith and considered lowering my standards, and then I got three good applicants that all wanted the house.

I support doing the right thing and making a good faith effort to see that the rent is properly received.

If I were you I  would do the minor trimming in good faith and certainly trim back dead branches.  

Let's not forget that once a bird dog gives information to an REI it's basically a matter of good faith that the REI will compensate the consultant.

Both lists can be mixed with Absentee Owners if you don't want to put all your faith in owner occupied - and can be customized with property type and home value along with other limiting factors.

Frustrating but I’m grateful that I am learning this now and that this tenant was only in the apartment for 2 months.Wondering how you all don’t lose faith in humanity when something like this happens and what keeps you going?

There also isn't some big incentive for the Property Manager not to raise those rents other than working in good faith to make the owner the most money.

I say you negotiate towards a reasonable good faith settlement 

You need full faith and confidence in your agent.  

Not sure of your bank, but a lot of bank may release the funds to you in 1-3 days, but that does not mean the funds are actually good.....its like a good faith on the bank to let you have it sooner.