Sure she's pressing your button but she will claim she lost the paperwork and sent to the PM to at least be sure someone got the rent, blah,blah. 

I'd say that is the first reason people don't want to use PMs, and then the other (maybe more pressing) is control issues.

If I were more pressing to rent it out, I could have started rent this Thur.

That you were able to press charges.

Don't quote me, but basically the fact is that  you're going to be hard pressed to find someone that has nearly $1500 for a deposit PLUS the first month's rent to move in. 

I'm disappointed with the one from Nolo Press.

I found this article:http://www.texastenant.org/late_fees.htmlIt looks like the late charges must be spelled out in the contract, that the fees must actually reflect what the landlord would actually lose out-of-pocket, and that the grace period is up on the 3rd.I'd assume that would be 12:01 am on day 3.You might like the Nolo Press landlord book for TX.  

If you are willing to learn the laws that pertain to your business, you should be able to handle it yourself.I love the Nolo Press books:http://store.nolo.com/products/landlord-tenant/lan...I used their California contracts and forms, even though the owner could use free apartment association contracts and forms.  

I managed in CA, and the owner I worked for had a membership to the local apartment association, but I much preferred the Nolo Press contracts and forms, so I used them instead with the owner's blessing.You might want to see if they have WA contracts/forms.  

I prefer the Nolo Press contracts.