But I get all of my major stuff delivered and tend to use the truck mostly for carting tools to jobsites and picking up the odd stuff, like the single bundle of color-match shingles that are sitting in the back of it right now. 

We have completed the interior and fresh exterior painting begins tomorrow morning. 

He delivered it all to her. 

@Leon Green Great Post.Property Managers have Fudiciary Duty to their clients.It's unethical to charge late fee from tenants and not delivering it to the property owners.If I'm the property owner and I detect this kind of unethical practices.

Hi Friends!I am a "relatively new" investor who in a sense is just starting out. I actually have two SFR that I bought over 10 years ago when I was in the military, long before I ever discovered BP and all of the amaz...

I posted this situation here to get fresh eyes on it for this exact reason, to hear some new thoughts.

Talk to an attorney and have a process server deliver notice.

There is a service whereby AC filters can be delivered directly to your home monthly, every 2 months, etc. and you could elect to eat this charge in exchange for the tenant texting you proof that the filter has been changed out in your HVAC system. 

It’s best to start fresh and get her out.

This will accelerate your learning process and it'll also give people more confidence in your ability to close a deal and to execute a business plan that will deliver successful results.