IF dishonest, deception, and lies are the standard operating procedure of any business, I won't be associated with them.

I'd give them check-in procedures to do it on their own at that point.

Does anyone have any experience providing a property manager with a procedure manual? 

Contact your local tax assessor's office to determine the procedures and open period for challenges.  

(CRMC).These are companies that have been audited by the National Association of Residential Property Managers and have demonstrated a high standard for both procedures and customer service.Again, I believe the best way to find a good property manager is to seek a property manager out and has invested in advanced training and education and has attained designations, usually they also have years of experience.

Better policies and procedures?

That is pretty typical standard operating procedure throughout the country.  

11 times out of 10, unless they are in a bulk portfolio OR its a small local bank or credit union, you are wasting your time trying to buy REO before its gone through the company set procedures and listed with an agent.

I would also decide on your procedures for cleaning.

Have you read thru it again to follow that procedure?