I have an attorney here in Indianapolis that is dealing with lawsuits against them. shoot me a pm and ill send you his contact info.

Ill send you a DM now.

Ill stick to what I know: Computers and guns.

Yeah, I am a lawyer, and I have done some probate work in the past, and there is more to this than what people are suggesting here, particularly considering the new laws that were passed.It sounds like in 2007 when your father passed away, someone made the ill choice of not probating the estate (your mother most likely got the house by operation of law, not the children).  

"I am too busy, daughter is ill(always at rent time), I have an emergency.

Ill have to report back if I eventually experiment with that.I did operate one large house in Flagstaff, very close to the ski mountain road and incredible mountain views.

I will be checking out the GST or Bypass Trusts .though I would like to put some restrictions on it such as A severe illness, Education , Purchasing ones First house and a few charities .Point 3, I am guessing that Bill also is quite knowledable in his dealings .

If any of you can pull it off…..Ill be joining one day. :)

Consider waiving the old fees and as others have said adopt a much higher fixed fee going forward to function as a strong deterrent, ensure the PM company enforces this and communicates it clearly to the tenant.Consider changing payment terms to weekly, bi-weekly etc to better match their cashflow, if you think it is beneficial to keep them and they are consistently late by the same intervalConsider your goals, landlords are in it to make money, but do not have to stomp out every puppy they see either, if someone is terminally ill or something, this is exactly how you ruin your brand/reputation.If the property still has positive cashflow and the cost of turnover is high, you should probably at least try to exercise the flexibility you have as an investor to keep tenants going through dire straits a chance to get steady again.

As an anecdotal aside my nicest house was my primary residence in the Laurelhurst park area, as much as I love that house it has crappy cash flow relative to my other properties as a % of its ARV and Ill likely sell it later this year to buy 4-6 other properties which will easily double its current cash flow and expected appreciation.