Is the state judicial, non-judicial or both??

Others have a formal purchase offer form they send through email or snail mail.

Jim, Just wanted to add that no matter what the letter from their lawyer said about ending November 1, I'd read your contract with them as there is probably a clause that states that unless you give a formal written notice 90 days or so in advance, you're on the hook for another whole year, so I'd make sure you follow your contract explicitly about ending their services even though common sense says you already fired them, or you might be getting another letter from their lawyer saying you're still obligated after November if you failed to give the proper notice exactly as required in the contract.

Low down payment deals are most often contract for deed transactions with an escrowed deed and non-judicial foreclosure agreements to simplify the owner taking the property easily in the event of default.

What is important is knowing how to run things n order to keep your corporate formalities and get maximum tax benefits. 

He knows that the tenants will not be excited about leaving so he wants to give them a formal notice to leave in accordance with the law. any guidance? 

Especially if you are in a Judicial state.

Get a formal inspection report so that you won't be blindsided by anything catastrophic that you might not be accustom to looking for.

If I got another I would call their broker of the firm tell them your filing a formal complaint with the state. 

You may want to check what legally binding agreement the previous own had.If, for some legal reason (as mentioned above) you can't drop the PM i would establish very formal SOPs not only actions but check in points and reviews of expectations.How have you gathered your properties?