Here are a few things that are important to me (no particular order):The understanding that while you are the property manager you will be managed by meProactive instead of always reactiveTimely financial reporting, timely response to tenant concerns, timely action when tenants break the rules, timely feedback to meBe known and seen by the tenants (do property inspections, find out what is going on before its too late)Be firm but fairHave solid referencesOwn real estate investments (this is very important to me)Expert in fair housing, eviction process, marketing, tenant screening and selection, etc.Have an establish process and vendor pool for a large variety of repairs, be responsive to repair request (doesn't mean all request are granted)Think of it as a partnership (we make money together)Have staff that can step in (can't have a single point of failure)I am sure there are others but this is off the top of my head.

You've taken action and putting yourself out there. 

It had 2 foreclosure actions on it - one in 2009 and one in 2010 - both for sheriff sale auctions and both were cancelled. 

I don't want to lose good tenants because I'm not taking action so just wondering what options I have and if legally I can stop this behavior. 

I have been looking into Real Estate for quite some time now, but after losing my job i believe now is the perfect time to take action.  

If the board sees you as an engaged owner that wants to follow the association's rules and takes responsibility for the actions of he tenant, they're much more likely to waive the fines. 

Whenever a tenant indicates by word or action that they intend to vacate a unit, I make sure they sign a "Notice to Vacate" form, which explains keys points required by our landlord-tenant law.

I have a house in Coal Township PA that I bought at absolute action about 28 months ago.

The municipality can enact the repairs or cure the violation if the Mortgagee does not take action and the costs can be liened against the property.  

One less person I have to take action against.