She warned me that she did not know him and had never worked with him before, so this wasn't necessarily a recommendation, just a potential option to check out.

For that reason in a situation where a tenant is below market my advice would be to give them fair warning you will be putting them to full market rent.

You can warn them a thousand times over and it still causes problems.

Section 8 warn me to not stopping the utilities, otherwise I'll get a fine. 

Chris,  I tried to open the Screenthetenant.com website and I'm getting a serious threat warning from my McAfee security software. 

@Dave Carella Your agent should have warned you in advance that there was a good possibility of this happening in a short sale. 

Your agent should have warned you about this and given you instructions on how to avoid this.

I mean would you want to buy in a HOA to find out their reserves are nonexistent Anytime a seller wants a contingency lifted or removed early n the process it pings my warning radar.  

sticker on the door warning not to turn on any breakers or water.

One pratfall on video and difficult-to-disprove claims of shooting pains, with the above email to document that the tenant warned you in advance about the "problem," and you're in trouble.Just look at the email.