I hope it is procedural...

Find a management company that manages there own properties along side yours. they're going to naturally have a higher standard for systems and procedures then a manager that doesn't actually own any properties.

Hello All,I am a combat blinded veteran trying to find the most appropriate links for landlord forms, contracts, operating procedures, tenant binders and binders for lender presentation, and so on.

You need to look up the proper procedure in your area to make sure you follow the rules about how long the tenant has to come pick up their things.

I always follow the proper procedure of filing for eviction and suing for costs as you have done.

Landlord followed normal procedure by changing locks after the tenant returned the keys.

Make sure you do all the forms and procedure correctly, if you had done any form wrong, and didn't wait enough days, you will need to start the entire process again.  

I agree with @Nathan G. and would just reiterate to the tenants that despite the stubborn stain, the carpet was professionally cleaned prior to their move-in.This is a situation where your leasing procedures and lease document can either protect you or sink you.

If not, boot him because his criminal history does not coincide with MY company policy and procedure which prohibits anyone convicted of a sex crime.If he does have a lease, I would ask my attorney if the negotiations could include the current owners getting him off the premises.  

In the absense of knowing who the lender is, it's difficult to determine if what you are experiencing is SOP (standard operating procedure)---I work with investors that will issue a POF in 24-48 hours with min. information on the borrower/property, while others take longer as they quantify the merit of the deal.