Pursuing legal action against a government organization, on the other hand, can be complicated and may require special procedures and constraints.

If there's no reply, it will take 30 days for the Unable To Deliver to be returned to you :sigh:  If you get a reply, follow the procedure.

You will have to file for a change of accounting method on Form 3115 - a very different (and complex) procedure with different tax consequences.

Two key items I’m familiar with is a 5% cap on late fees and several procedural changes regarding evictions.

Each state, county and possibly city has specific procedural steps to take to enforce a lease.

This wholesaling off of “MLS” is absurd.5 - successful wholesaling entails knowledge of property values, and usually requires knowledge of construction procedures, defects, and costs as well.  

Suggest you tell PMC to copy you on ALL communications with the tenant.Read the lease and follow the procedures there about transfer of management.

You need to establish clear policies and procedures, and follow them every time.

Without Standard Operating Procedures and a Strong Team to support you, chasing a passive 6-figure rental income can quickly turn into sprinting toward a new full time job in property/construction management.On the debt side, overextended operators have chased variable rate debt in a mad dash for door count. 

I just sold some land I own that, while doing their do Dillinger the buyer and I discovered an unknown under ground steam that was flooding a large portion of the property rendering over half the property unbuildable, with a very costly remedial procedure.