I reply firmly that the rent has been late for the past two months as well as this month and she will have to vacate the property.Again, crickets...There are few days until the 10 day notice period expires and I can formally file for eviction.So I reached out to lawyers in the area and they ask for retainers up to $3k and some $300 consultation fees.

The filing fees with the SEC are usually minimal, as you’ve found.

I live in Oregon, but invest in Arizona. 

I will file directly for eviction.She is not paying the rent, so the state do not require me to give a notice. 

@Jeff Love Here are the things that many CPAs support their clients with:Understanding tax impact of short-term vs. long-term vs. flip before you buyWhich entity structure is best for goals and investment property typeTax and compliance on LLC or S-CorpHow to transfer property out of personal name into LLC (hard to buy 1st through entity)Ways to optimize taxes throughout the yearHow best to set up accounting to track income and expenses (doing this late is a mess)Feedback on property management systems, accounting systems. systems, etcEstimated payments to avoid penaltiesKnowing when to file and getting things in on timeMaybe a few things I missed, but this is the high-level ….. if you can get answers to the above questions on your own, plan, and file your own taxes then you can avoid the expense of a CPA.

Quote from @Alana Reynolds: Does anyone have a file for a 30-day notice? 

So if a disgruntled partner files an IRS-8082.

Think FL, TX, AZ, NV, and other southern states as the ones that boomed the fastest.On the flip side, the northeast ME, VT, and NY are still strong markets and will probably be the last dominoes to fall.I can't tell you what to do, but I am waiting until the middle of 2025/2026 before trying to catch a falling knife in the southern areas.  

You can hand them over all your information to organize at tax time and their staff should be able to organize everything and get your taxes filed.

Finally I came to my senses and served them a 'Notice to pay rent or vacate by the 10th of January' after which I plan to file an eviction.