Communication with tenants, rent reminders, maintenance requests, etc have all been seamless.

@Doug DeVore Get a line of credit (HELOC from a residential loan officer/banl if the 400K property is in your name, or asset based line of credit or portfolio LOC from a commercial loan officer if not) and then you'll in a position to pull the trigger when you need on what you need and repeat (vs. a loan that you can use only once, pay interest on the balance regardless if you use part or all the money or not, with interest amortized vs daily balance, etc.). 

Always be clear and concise with your goals and communication.

I have also tried to keep a civil relationship with the tenants and whenever I see them I try to communicate with them.

But then you would probably have had to comply and pay for a test yourself.If the report does not state any hazardous conditions, I suggest communicating this to the tenant and offering an early termination.

Specify the time frame (normal business hours, 8 am to 5 pm from Monday through Friday, are generally acceptable) and scope of work if it may affect the tenants (noise, loss of electricity, etc.).As long as the repairs do not affect the privacy and quiet enjoyment of the tenants, notice is not required but rather good communication and a positive on your position as the new landlord.

Extremely organized, timely and communicative. 

She charged a 25% management fee, which  included all guest communications and management.

This would be a tremendous resource to understand and be understood by those I wish to communicate with.Please Advise,Chris 

Some as-is sellers are just communicating that they aren't going to do any work; others have the mindset of "whatever you find, you can't change the contract".You may want to add "flush all toilets" to your walk through check list lol.