Grace Property Management is pretty decent.As for the draining of the buckets, simple solution. 

There are teller notes on all my rent payment accounts alerting bank staff not to provide a balance on the slip if it is not the account owner making the deposit.I have used this system for 10 years with multiple buildings and dozens of tenants without any issues.What a marvelous solution.

No, I think it is their self described "band of scrappy bankers and engineers" actually just trying to create a white label service where the QI has no liability and no effort to expend other than holding the money in some account doing heaven only knows what to make their profit.  

For normal just sitting around sipping whiskey at the end of the day, it's Evan Williams Black label for me. 

At that point, it's worth researching and finding a solution that better meets your needs.

Every problem has a solution. 

We're here to create a product that streamlines lead generation and provides users with a simple, effective solution—and we’ve done just that.

It's not just free education or scammy MLM pyramid as some of you like to label - so you'd go to a surgeon who learned surgery for free?

Will just help you out as you shop around.Final note: if you liked working with this PM (other than the lack of communication on maintenance), maybe ask them for quarterly pics/etc of different parts of the property in order to find a solution to this issue for the future.

For better tax efficiency, transferring full ownership to your mom and inheriting the property upon her passing is a solution to consider.