No increase in rent or change in lease or signed statement was imposed, just written text message communication. 

It helps keep the landlords aligned with the City's goals of having nice, safe, clean streets and properties, and helping incentivize landlords to rent to good, responsible tenants, and manage them effectively so things like this do not happen.

Also a frustrated  because her lack of communication could have done damage to my investment.

What you should expect from them depends on how light we're talking here, but at the very least you should be getting some clear communication about why the discrepancy arose. 

We never hired a management company, as it was not cost effective with rent we have been charging and it is only one house.Another question: If I do wait til Fall 2019 to sell, should I rip the carpet (up the stairs, living room hallways, bonus and bedrooms—2600sf house) and leave floors bare, (it’s light colored, horrible carpet) to allow buyers to add their own?

Property in San Francisco area, tenant late for pymt for the first time, extremely demanding & difficult to deal with (that shouldn't warrant an eviction though). 5 day grace period has passed, we are 3 days past due date and he is not being very communicative.

The only reason to do that would be if you feel that the IRA would grow more effectively in real estate investments you choose than in the current investments.Because your husband is of retirement age, he can choose to take distributions from the IRA. 

Someone that communicates and answers their phone That is extremely important to me.If we have property managers here please let me know and if you have recommendation please get me the contact info.Thank you

(Florida Stats) I will say that there has been an effect to certain micro markets and neighborhoods that have more than average damage from Irma slowing down some transactions because repairs not being completed as fast as people would like and some condo associations/board of directors can't seem to get along well enough to get things fixed.

Some problems that can arise with homes like this especially in colder climates is the lack of winterization and the effect that the weather and time will have on the materials.