If it goes south, part peacefully and unemotionally, and go about your legal procedures. 

I would highly suggest outlining and documenting (on paper) your policies, procedures, and core values for your investment business. 

This is the time for a landlord to take action and put into effect the processes and procedures that we learn about as investors.

What is the acceptable procedure for "grouping" activities at different properties?

(Making sure to follow the courts procedures)Looks as you have done this.Tell the tenant you will only talk to them 30-minutes before the court hearing and there will be no contact until then.

We asked about the procedure for creating land trusts in CA.

If you use legal procedure to remove a person from your property, it is an eviction.

@Leila Moose , I would definitely heed @Brian Burke and @Jay Hinrichs words of warning about jumping into the auction businesses without a lot of technical and procedural knowledge about all the potential way to get burned - and to do it correctly.

Download you state landlord tenant laws so you have that information.Proper procedure us usually a pay or quit notice,, followed by filing for eviction. either you do it or you hire a lawyer to do it, one way or the other,, your realtor as far as this I believe is wrong..

I agree with the other suggestions 1.work phone(google voice) 2.specific maintenance request procedure(in writing or message during 9-5 M-F) 3.