If you are handling less than 5 properties or so, handling the front end (guest communication, marketing) on slick airbnb or clunky VRBO is easy.

Alternatively, look at Tellus free smartphone app/ PM software which basically incorporates Naborly screening along with tenant maintenance/ communications and free ACH bank payments.

Our property manager lives in the community and has tried to intercede for us but has been stone-walled and even told that she can not communicate with the HOA board any longer!  

Communication with tenants, rent reminders, maintenance requests, etc have all been seamless.

Always be clear and concise with your goals and communication.

I have also tried to keep a civil relationship with the tenants and whenever I see them I try to communicate with them.

But then you would probably have had to comply and pay for a test yourself.If the report does not state any hazardous conditions, I suggest communicating this to the tenant and offering an early termination.

Specify the time frame (normal business hours, 8 am to 5 pm from Monday through Friday, are generally acceptable) and scope of work if it may affect the tenants (noise, loss of electricity, etc.).As long as the repairs do not affect the privacy and quiet enjoyment of the tenants, notice is not required but rather good communication and a positive on your position as the new landlord.

Extremely organized, timely and communicative. 

She charged a 25% management fee, which  included all guest communications and management.