A good positive letter with an invitation to meet face to face and your contact information, as well as a token gift ($5 gift card to starbucks or something home-y), should leave your tenants with a great opinion of you and will hopefully encourage them to give you and your new units the same respect you'll be giving them. 

In my experience I have found that if you treat your tenants with respect and ensure that all reasonable repairs are completed in diligent fashion people have no reason to go.

Also, there are only 2 units with 2bed, 1.1 bath that sold this year and they sold for 164K and 164,800 respectively. 

This gives me a sense of respect/appreciation for your character.

You can advise her with respect to using her plan, and she can take advantage of your expertise in the asset class.You are, as a lineal descendant, a disqualified party to her plan.  

M.I do totally respect your post so if it is so, like I said before I would need to have a shot of whiskey ( Make it 2 now) with my coffee!

In most cases just like you agents are hardworking professionals so be mindful and respectful.10.

I'm sure you will find a lot of good resources here to help you get back in the game with a solid approach.There are a lot of topics here with respect to using IRA funds.  

I have great respect for the quality PM folks that provide this service for others!

Another thing to keep in mind with respect to tenants vs landlord paid utilities.