Start the eviction process (which usually starts with the serving of a pay or quit notice), but have the notice expire on the 18th or 19th if possible (Note that if it is a CARES Act covered property, it will still require a 30-day notice anyway, so the sooner the better). 

Sooner or later you will wish you had gotten an attorney involved.

They probably thought they would catch up, didn't, and now they don't want to admit it.I would seriously consider looking for a new PM sooner rather than later.

I should have refinanced sooner... with interest rates as high as they are I am now torn between pulling out the money I have in this house and keeping my 2.34% interest rate.

If you wanted to talk to them about it, ask about how long you would need to be owner-occupied to move out and rent it and/or what reasons would be valid for needing to leave the home sooner than that 1 year. 

Sold at the market peak...1 month sooner would have been preferred but still timing was almost perfect.

Why someone keeps going to the gym but never seeing results and why someone can hustle, but never close a deal.

But if you do that month after month, and continue to make touches with decent marketing pieces you should see a deal in 3-4 months possibly sooner but also possibly farther away.  

Sooner is always better though.My background in real estate is assisting my Dad with fixing his rentals, repairing damage from tenants.

But the roof needs to be fixed sooner than later.