I don't mind doing the late work provided it's procedural, but I'd rather pay the lawyer than create a problem for myself.

In addition to RHA, Washington Landlords Association is a good industry group with resources to help you straighten up the leases & procedures in your business.

If they are not willing to do that I would then just move to MLS were this would be standard procedure and maybe just buy a slightly used house and figure on a little stuff to keep it running. 

;) ), different methods of finding as well as placing offers for REO properties, closing/title transfer procedures etc. etc.

No need to do anything ahead of time.Now having said all of that, how you PURCHASE your property has a lot to do with what the right procedure is to get your money back.Did you buy this money with cash or with a loan?

We're requiring leases, but it's been difficult to get the residents to respond and comply.State law has procedures for abandoned mobile homes, but both attorneys I met with said that was not an avenue worth pursuing.

You should immediately start looking for a new PM that understands the law and has policies and procedures in place to protect your property, your income, and your time.

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Additionally, I have a vision of a standardized community of care homes across the country having similar polices, procedures.

Assuming you followed all the procedures in the Georgia landlord/tenant handbook you'll be fine.