My PM has send multiple notices and finally put in the eviction notices. 

I've been working for the last 2.5 years behind a desk, and I had become trapped in position, until recently becoming interested in real estate, and finally seeing a way out.

Newbie question, I finally have found a rental property that looks to cash flow, the owner inherited it but wants nothing to do with it.

What % of rent and the final increase is your $30- $40 number?   

Finally, I’m cashflowing just about $700 a month.

A few years ago we started using Trello to track projects, from initial client phone call to final payment/close out.

I finally just hung up on her.

The best thing about using this method is while you may not always reach your final goal at the end of the 12 weeks, you pick up so much along the way and many times end up stumbling upon other opportunities you were not looking for. 

This all occurred about 7 months from the final purchase date.

Regarding final punchout projects, that may free up some of your time but it also gives you an opportunity to observe the almost finished product to help maintain quality control.