Overall goal for the next 12 months-Pay off CC-Establish work history at current job-REI education-Build capital (Uber would aid in this goal)

I visited both Columbus and Cleveland and chose Cleveland due to the price to rent ratios, the expanding healthcare industry and the upside potential (getting into the real estate game late into a cycle, I wanted to find a city that had not reached their pre-2008 peak).

They either:Do it in-house but do it poorly and you end up with unhappy tenants or sub-par repairs that are just band-aids which will be like a leech to your cashflowOut-source but they do not know how to properly handle contractors or manage the project and you end up with almost twice as many problems as the first scenarioSince you are in it for the long-haul, if you have not already, you should definitely take a second look at your PM and do a lot of homework and assess their execution on the aforementioned areas especially maintenance, repairs and rehabs.

Id recommend only legal steps wIth the aid of the polIce .. but Because Im honest I would have to confess I probably would cIrcumvent the correct way drIve twenty hours ,pull rIght up Into the front lawn march rIght In the front door and beat the %^*}.

If I can do it on my own - with out the aide of the software, then I'm all for it.

The cut didn't need stitches and I used a band-aid and antibiotics.

If a property manager is going to lease (or list for lease) real estate, or negotiate or attempt to negotiate for the lease of real estate, or aid in locating real estate for lease, control the acceptance or deposit of rent from a resident of a single family residential property unit, or if he or she holds herself out as engaging in any of those activities, he or she will need a broker's license.

Here is what the law says:- If the disability is not apparent, then the landlord can ask for written proof from a health care provider who must be licenced in the state.

I have never seen so many people trying to drink the kool-aid, even after being told it's poisoned. 

rob, sf and your situation says to me big money, high stakes, lots of regulations, and very lawyered up town, both for private parties and legal aid....so I would look into talking to a lawyer who does landlord tenant law, majority on the landlord side  (and try for someone that does mostly that area not as a sideline as a generalist ) and in that direct vicinity...