That is based on the lease the new tenant agrees to in writing and executed.It sounds like to me a bunch of key items on this property are being left out.

I served the notice to quit and I called her multiple times and left messages.

The whatever is left they get.The county should have the latest records.

Fortunately I just have one building left in Vegas and thanks to the awesome BP crowd down there I can sell it to move on to bigger and better things!

I feel like I should at least be making some cash flow, but after the mortgages are paid, PM collects her fee (8%) and any repairs,maintenance, taxes or insurance are paid, I'm left with no extra income. something seems amiss here and when I ask PM she says this is normal and to be expected the first few years of owning rental property.

If that location does not appreciate at all there is not much left to help buffer performance on a single family.The numbers have to work obviously but there are many more fundamentals to take into consideration along side "seller generated proforma caps".Total returns should factor equity gains.

There was an altercation, and he broke two exterior windows, the TV, and then left.  

However I know 2 lenders who left there and, from what I hear, are great to work with.

I apologize I left this detail out.WHEW! 

But if a tenant knows you are moving in at their lease end so no chance for renewal, they might agree to go early, especially if their lease only has a few months left and you negotiate moving expenses or something.