The classic recovery process that we all hear about but when you're living in the city like you are with Troy it probably seems so slow.  

It might be a result of heavy activity by large investors right after the recovery started which has since declined.

In any event the cost of recovery will be more that the money that is owed.

I am sorry to hear about the personal health issues, but glad you're on the come up and hopefully you're very close to fully recovery!

My gut reaction is that it probably isn't worth the time and the headache for a possible $500 recovery if the PM won't work with you amicably and out of court, even if they did breach any PM agreement (believe me, I spent more than that learning my lessons about ineffective PMs so consider yourself lucky) but do review them on Yelp, report them to Better Business Bureau, etc. to help the rest of us.

If your property is located around the Boise/Nampa/Caldwell area, I’d be happy to help you navigate the claims process and receive a higher than average recovery amount in a shorter amount of time. 

For example, I had an air handler replacement in which the home warranty company “covered” the new unit install, however they would not pay for the Freon recovery, installation of a float switch, installation of a filter base, and other items required to bring the house up to current code.

Since the crash of ‘07 there has been a slow but gradual recovery for the real estate market.

I agree with @Robert Melcher and @Mike Cumbie, As a PM you should know even if court filing and eviction is done, recovery for money owed isn't likely.. but if they don't move then your still in limbo.A better avenue to suggest is yes to the filing and date of court do a settlement agreement.. the tenant and landlord agree to a payment schedule with the mediator/referee, the payment schedule is like : $$$ owed for Jan rent $$$ owed now for Feb rent, $$$ for court and filing fees total of XXXX..

No construction has commenced), the Maximum Raw (Approved) Land Value is estimated as follows: REVENUE:Gross Unit Revenue (for the 21 units)Less: sales tax (if applicable)Plus: Any other sales revenue or recoveries= Net Completed Project RevenueCONSTRUCTION COST:Hard Construction CostSoft Construction CostMunicipal/Regional/State/Federal ChargesBuilder Profit= Cost to BuilderNet Completed Project Revenue - Cost to Builder = Maximum Serviced Land ValueSERVICING COST:Hard Servicing CostSoft Servicing/Development CostDeveloper Profit= Cost to DeveloperMaximum Serviced Land Value - Cost to Developer = Max Raw (Approved) Land Value