At the moment I'm being pro-active in the elbow grease department.

The cleaning and minor repairs should have been charged to the departing tenant and deducted from the deposit.If you want to know what the property manager is going to charge, you'll have to ask them.

Getting the easement shouldn't be difficult if you have the cooperation of your father in law - talk to the local planning/building department and figure out the steps for your city/county.

Spoke to Alex in the planning department in City of LB and all he said is "we're trying to get our head wrapped around all this."

When your tenant calls, inform them that you exhausted your resources to solve the problem (asking nicely) and that parking issues are a police matter and refer them to the non emergency phone number for the local police department or sheriff's office.If you insist on being involved: many times departments have a management level supervisor assigned to different areas of a jurisdiction to better respond to community needs.

planning department.. 

Call the water department and see what the actual bills have been for the last year.You're forgetting management.

I've had the best success with local banks and the commercial lending department, especially if they know the subject property.One other note, the commercial loans don't report on my personal credit.

In Oregon they are required to report any judgement or court ruling against them to the state licensing department - that said, not all do and until someone brings it to their attention nothing is done.

You can file a petition for utility pass through with the City of San Jose Housing Department, but there's a high chance that it would be futile based on what I know.2) Yes, you can have a new contract/lease with new tenants after all of the existing tenants leave.