For example, any person employed by a managing broker if the person is limited in property management to any of the following activities: Delivering a lease application, a lease, or any amendment thereof to any person;Receiving a lease application, lease, or amendment thereof, a security deposit, rental payment, or any related payment for delivery to and made payable to the real estate firm or owner;Showing a rental unit to any person, or executing leases or rental agreements, and the employee or retainee is acting under the direct instruction of the owner or designated or managing brokerProviding information about a rental unit, a lease, an application for lease, or a security deposit and rental amounts to any prospective tenant; orAssisting in the performance of property management functions by carrying out administrative, clerical, financial, or maintenance tasks.For more information about these and other Washington property management requirements and exceptions, please contact the Washington Real Estate Commission.

But we sat and talked about it and I expressed my passion for it and the need for her support whether physically or emotionally.

I asked the PM to get them a letter to sign that they are moving out and no more landlord and tenant(s) relationship, etc.. the PM company seems that don't even know how to or they claimed that they never issue any paperwork as long as they got the keys back.. that's why I suspect that the PM/tenant(s) may be doing many under table or fishy stuff, such as use someone names on the lease and rent out to different people. all cash deals and no records in a way.The delivery of the security deposit accounting is not a matter in a way as long as I send it out say certified and registered mail with tracking, etc.

The only thing I'd suggest is getting lending home in touch with the seller, and having them express clearly that they will 100% be funding this loan.The seller, short of cold feet, would likely want to avoid starting process over.

Delivery of notice to rental unit shall be considered proper notice to tenant(s) In the event tenant(s)s fails to comply with any provision of this lease or of the statutes of the Kansas Residential Landlord and Tenant Act, landlord may terminate tenant(s) right to possession upon giving no less than thirty (30) days’ notice in writing to tenant(s) of such default...Am I correctly interpreting the underlined statement to mean I cannot give written notice of default until the next months rent comes due? 

I always prefer to wait until the unit is "rent ready" with everything prepared for key delivery.

No, just take it with a grain of salt, take the lesson being offered, put on blinders as it relates to the delivery and keep going forward. 

The safe harbor applies to amounts paid during the tax year to acquire or produce what the regs call a “unit of property” (UOP), you must meet these requirements: (1) at the beginning of the tax year, the taxpayer has written accounting procedures treating as an expense for non-tax purposes amounts paid for property costing less than a specified dollar amount (which will be 2500 for you), or with an economic useful life of 12 months or less;.(2) the taxpayer treats the amount paid for the property as an expense on its books and records in accordance with its accounting procedures. ( do this on your bookkeeping software or whatever you utilize)(3) the amount paid for the UOP doesn't exceed $2,500. as substantiated by invoiceNote: The cost for the Unit of Property includes l additional costs (for example, delivery fees, installation services, or similar costs) if these additional costs are included on the same invoice with the tangible property.Eg:A purchases 100 printers at $500 each for a total cost of $500,000 as indicated by the invoice.

I personally like to speak to someone face-to-face so I can read their facial expressions and body language when talking to them.

We take care of everything: provide personalized messaging/guest interactions, being available 24/7 for guest issues (including being available to physically go over to the property), personalized trip itineraries and recommendations for guests, pricing adjustments (which means staying up to date of current events including concerts, graduations, etc) coordinating of cleaning, restocking and purchasing of consumables (coffee, water, shampoo, body wash), laundry, supplying towels/linens, Netflix subscription, a color guidebook with info about each property/neighborhood, tourist brochures, takeout/delivery menus from places nearby,   We have also partnered up with local businesses and are able to offer discounts at these places for people who stay at our properties.