Simple, point out her responsibility for safekeeping of the property.

The property is distressed (unpaid taxes for 2 years).

Are you self managing those properties?

@Brian Rocha It’s clear why most lenders insist on including rehab funds in the loan, and all of our partner banks follow this practice for fix-and-flip loans to minimize risk and meet securitization standards.

We manage a property that was having drain field issues for awhile, got estimates and had the owner approve one of the vendors.

Have a frank conversation with the property manager. 

@Bart TillyThere are various "standard" agreements available in the marketplace (e.g.

Been with a handful of property managers during that time.

However, with a SFH you will lower your standards when vacancy arises more than one month as you have no income coming in to male that payment.  

Working with Property Managers – What should I look for in a good property manager to ensure smooth operations?