@Stan Hill  I know in Texas its standard procedure to put up 100.00 for a two week option then put up your larger EM if you want to go forward.. if you cancel you lose the 100.00..

They don't have access to the proper procedures and documents to place on closing documents.3.

Also don't want to leave them high and dry, but just am not sure about the standard operating procedure in this type of event.What role does the mortgage company play in all this?

I hope it is procedural...

The proper procedure would to be to go through the broker/agent.  

If your documentation was up to snuff and you followed the State procedure for deposits, it should have been a cake walk to defend. 

Find a management company that manages there own properties along side yours. they're going to naturally have a higher standard for systems and procedures then a manager that doesn't actually own any properties.

Be sure they are responsive to tenant requests/complaints, and they know the legal procedure for eviction.If you are looking for prop mgt for larger properties, then go to irem.org and use their search thing to find managers in your area.

Normally, the tenant has been defaulted procedurally but it always helps to have an idea in your mind how you would prove each allegation in the event the court "gives both parties their day in court".

I am financially independent, and do not wish to apply for Section 8 or foodstamps, because I don't deserve them, and do not wish to take them from someone else who needs them.Before I started working here, I was paying $1600/month for my family to have basic level dental care and a high deductible, covers-nothing health care plan.