This included paint, floors, new fridge, clean up, sealing basement mostly.

Now, all I have to show for that is emails from the Japanese bankrupcy court cleaning up the aftermath.

I am unsure if any of the regulars are from Utah.You may want to reach out to a BP member who is very active in Utah and see who that person uses.

Clean and informative. 

Dress them up by giving them a good cleaning and some fresh paint. 

You might consider paying cash for keys with the requirement that they leave the property undamaged and in broom clean condition.

That would have killed the deal I worked so hard to find and he knew it.It was odd that he would be so negligent in getting them the paperwork in the first place because he would say to me on a regular basis 'If you say you're going to do something and you don't follow through, you'd better be dead or unconscious.'7.

Send the notice by regular first class mail, certified mail and have someone local post it on the door in a conspicuous place (put it up with good heavy tape & protected from rain or covered with plastic) and take a picture of it for your records. 

Peoria has the Mariners spring training facility and Rio Vista Park (also in Peoria) has youth baseball and softball tournaments pretty regularly.

And it is just easier to develop relationships with people you see regularly.