So may the posting of the notice, how do you prove that in court...take a friend with you.

. §54.1-2103 Exemptionsa.The provision of this chapter shall not apply to:1.Any person, partnership, association or corporation, on their regular employees, who as owner or lesser perform any of the acts enumerated in §54.1-2101 with reference to property owned leased by them, where the acts are performed in the regular course of or the management of a property and its investment therein;2.Any person acting without compensation as attorney-in-fact under a power of attorney issued by a property owner solely for the purpose of authorizing the final performance required of such owner under a contract for the sale lease purchase, or exchange of real estate;3.Services rendered by an attorney-at law in the performance of his duties as such;4.A person acting as a receiver, trustee in bankruptcy, administrator or executor, any person selling real estate under order of the court;5.A trustee under a trust agreement, deed of trust, or will, or the regular salaried employee thereof;So if you are not interested in getting licensed, and don't want to manage any more, then I would say have your friend give you a power of attorney to manage the property for him.  

Fortunately for me, the tenant and the neighbor settled out of court.  

They will have a lease that contains all the boiler plate needed for YOUR court system.

We now have court in two weeks.

Judicial means they are going to court, so caution:There is recent federal law requiring a license to consult anyone in a pre-foreclosure, after notice.

What I don't know is if lenders will voluntarily agree to pay attorney and executor's statutory admin fees without getting a court order forcing same.

Bottom line with this is that if the tenant made alterations without your written approval, then as long as you have a decent lease, you should be able to push the tenant, possibly with court help, to put the property back to the condition they accepted it in.  

Nevertheless, your goal is to get paid and avoid court.

Having tenants sign pictures that you take when they move in is not a bad idea either in case you ever end up in court.