Perhaps an agent or broker from California can chime in on the procedures in that state.

National Banks have procedures that they follow when selling foreclosed homes - It isn't the same as dealing with an owner who can review you proposal and instantly make a decision.

If so, is the procedure any different, or is just a mere matter of choice, paperwork and/or price?

I am continuing to work on my policies and procedures.

I will like to find out about different marketing ideas for the real estate professional that other members are using and if those marketing procedures are working for them.

A few years ago, alot of people tried to justify lying on stated income loans, lying about owner occupancy and other shortcuts as normal operating procedure.

I always follow the proper procedure of filing for eviction and suing for costs as you have done.

Anticipate a minimum 1.5 month vacancy for Cuyahoga County's procedures.

@Haider ZamanProperty Manager Job Purpose: Maintains property rentals by advertising and filling vacancies; negotiating and enforcing leases; maintaining and securing premises.Property Manager Job Duties:Establishes rental rate by surveying local rental rates; calculating overhead costs, depreciation, taxes, and profit goals.Attracts tenants by advertising vacancies; obtaining referrals from current tenants; explaining advantages of location and services; showing units.Contracts with tenants by negotiating leases; collecting security deposit.Accomplishes financial objectives by collecting rents; paying bills; forecasting requirements; preparing an annual budget; scheduling expenditures; analyzing variances; initiating corrective action.Maintains property by investigating and resolving tenant complaints; enforcing rules of occupancy; inspecting vacant units and completing repairs; planning renovations; contracting with landscaping and snow removal servicesMaintains building systems by contracting for maintenance services; supervising repairs.Secures property by contracting with security patrol service; installing and maintaining security devices; establishing and enforcing precautionary policies and procedures; responding to emergencies.Enforces occupancy policies and procedures by confronting violators.Prepares reports by collecting, analyzing, and summarizing data and trends.Updates job knowledge by participating in educational opportunities; reading professional publications; maintaining personal networks; participating in professional organizations.Accomplishes organization goals by accepting ownership for accomplishing new and different requests; exploring opportunities to add value to job accomplishments.

Landlord followed normal procedure by changing locks after the tenant returned the keys.