I had to have my friend wait at the property at-least 4 different occasions on a different dates and time, only to be stood up and the tenants don't show up.

For learning, I would recommend podcasts & youtube because you can listen on the go.Biggerpockets, Rod Khleif, Cash Flow Guys & Michael Blank are some of the ones that helped me get started years ago.

If you can't give a tenant 10 days on occasion, your margin is too close.

I suspect most landlords won't fight this and again as is your basic comments that NO one is going in front of the judge  except in rare occasions....

There is no dropping the lawsuit because you produce evidence showing you are innocent.At mentioned, for many years, I have been making me employees sign a form every week and they fill in the blanks stating that they had their 10-minute uninterrupted breaks, 1-hour uninterrupted breaks and they fill in the blanks stating whether or not they have any work related injuries, they sign a  copy of their Wage Earning Statement, they fill in the blanks stating the number of hours they work each day and the total for the week and everything about their breaks and number of hours is on their Wage Earning Statement in addition to several other forms my employees sign every week.BUT, I STILL GET SUED even though me ex-employees' attorneys still have all this proof.

In any occasion, just make some connections in specific markets and get a feel for who you think is genuinely a good partner for you. 

Do you still use "make deposits" and leave the payment method blank, or do you use "transfer funds"? 

I am currently using colorful blank party invitations.  

With all that in mind.Make a decision on flooring that looks good and is economical for the home.If you do use vinyl blanks in wet areas splurge for the 'water proof' kinds.

Unfortunately, the landlord still had to complete $8,000 worth of turnover work to get the home into decent shape for the next tenant, but it was worth it to have her out of the property.Moral of the story, I would have the PM reach out and point blank ask if they just want out of their lease, then if you don't have an early termination clause in the lease, draft an agreement similar to what Nathan Gesner suggested.