This information was NOT provided by my realtor, this is news to me! 

At least 99% of legal action threats are just that: threats.

The good news is more jobs = more competition = ultimately higher salaries.

Is this data actionable?

They’re defiantly doing high bid wins the rental in Arizona. https://www.azfamily.com/news/...When one tenant was told they already had lots of interest he offered $200/mo extra, so they asked their top applicants to offer their highest and best rent. 

Spaces for corporation’s visitorsDesign and place flyers at local establishments like laundry mats, hair salons, nail salons, where we know there’s a lot of foot traffic Purchase ads and place in local news papersPost a listing to craigslist, zillow, realtor.com, apartments.com, rentals.com and other websites Hotpads.com or cozy.co → multiple rental listing platformsPartner w RE agent and advertise on MLSCreate a FB ad to target tenants Create a FB pg for rental business, post weekly content to generate following, and post listingsPay close attention to what is nearby and cater to that audience- colleges, military bases, etc.Provide stellar customer service.

Making the Landlord sign it does not protect the PM from liability. in fact, no matter who signs the contract, the PM is liable for actions of the owner and vis-versa. 

The action of active management includes advertising and listing the property, screening and placing tenants, as well as collecting the rent and handling maintenance calls.

I mean you can talk to the tenant but you can't take action w/o some sort of proof. 

When you need the tenant to take action, always include a deadline and a consequence for failing to perform.