Can you, or anyone for that matter, give me some insight on how you have worked them in the past or send me in the right direction on where to look?

I'm the dream client to work with.Willing to work with an online CPA (as I've done in years past), or a local one here in Orange County.

And this lady is a pastor!! 

Soliciting, canvassing or accepting any business or transaction for any other person, firm or corporation or business similar to the business of the Employer, from any past or existing customers of the Employer;vii.

A lot of the homeowners I've spoken with are reluctant to do open houses, but that's mainly because of a root issue they've either experienced in the past or are currently facing (for example, sellers that have already bought another home don't care whether you need to do an open house since it will be easy for them to keep the house empty). 

We do not allow dogs, (a lot of damages in the past), or screaming parrots (been there). 

If they fail to mow it is in the lease that if I have to do it it is $75/ mow but have never had a problem in the past or had to charge. 

Make friends with the pastor and let him know that the place would be a good fit for any members that work or volunteer at the church.

Don that is a very tragic event I am sure he has not dealt with fully if he has turned to drugs.You can't just stop doing something.You have to replace it with something else to fill the space.WHITE KNUCKLING and WILL POWER will eventually only lead to failure.My mom worked for years and years at a violence center for women and dealt with people that had issues.You can guide them and try to show the way but at the end of the day it is their choice to want to live or die.Just take in every moment your son is present and in the moment with you and try to cherish those memories.Right now your main goal is to protect the innocent children and take away any bad modeling behavior they are witnessing that can impact them for life.When you kick a habit you have to do something else.Example: Smoking - Bike Riding,Drinking- going to church,drugs-exercise etc.Everyone has stress in their lives and that will never change.As we get older the stress does not go away it just transforms into something else.You might used to have worried about money,then it's your kids,then it's old age,mortality etc.Until your son sees a counselor to deal with these issues and learn coping skills he is going to medicate himself to not feel anything.The first few sessions of therapy is just small talk.The real work begins later on and either people commit and dig in to work on issues or say "Oh I am fine now and get scared and run away".Many people go to their pastor but I feel they are not qualified as a drug abuse specialist or a licensed therapist to help them with situations like that.Don you don't control your son but YOU DO control how you react to what he does and how it impacts your life and family.Maybe you feel guilty for him seeing his mom go through that and enabled him out of guilt to make yourself feel better in the moment.All you can do everyday is work on yourself.If you do that you can have a positive impact on him that can do nothing but help.

It has added at least $1000 per apartment to fix the plumbing issues where there is evidence of a past or current leak, or the pipes look rotted out, when a wall is open and we can see it.