Bought a power board on ebay for $20 delivered and it fixed it. 

You also have to rely on the other agent if you are dealing with and “on market property” to deliver the deal the correct way to the seller.

Berkadia, CBRE and Walker are high-volume agency shops that can deliver quality terms and most importantly, problem solve quickly.

But as a passive investor owning a long-term buy & hold property, working with a company that can actually deliver you the experience you expect is important.  

  (5) your Contract should have at least the following items:  subject to property being delivered vacant, subject to clear, insurable and marketable title. 

It's a great compromise that permits density while retaining existing character — it doesn't sideline residents and it typically delivers somewhat affordable housing.  

With respect to contractors, I have established the following: plumbing, HVAC, painting, lawns(for other properties), plowing, electrician(never needed), and I use Home Depot to deliver new appliances and take away old ones.

The only source for the hyper-local information you need is a good local investment team.An investment team has probably delivered hundreds of investment properties.

Any help or suggestions would be appreciated.You have a couple of options, but you definitely need a broker that can deliver on each of them. 

Just to cover your bases in case the JP does not understand the law I suggest regular mail, certified return receipt mail, AND post of the back of the front door (inside) and/or hand deliver it to someone on the lease.I am guessing you are sending this or trying to evict for non-payment of rent?