We did not take this to mean that she would be shutting utilities off, but apparently she thought that since she gave us keys the closing was just a formality and that she was done with the property that day.Do these two new details sway any of you in another direction?

Have you considered making this a formal contract?

I think you formally put her on notice, either by way of e-mail, text, or a mailed letter.

. - you probably already know this, but in addition to the spot on advice you recieved about filing a report, be sure to document all conversations and ... you'll never regret using certified mail and email to formally correspond to tenant.Be in a position to prove that you made a timely response to tenant's safety concern.

Again, those obligations cannot be negotiated away.Even if the tenant is responsible for snow removal under a legal lease provision, the landlord could still face personal injury liability for slip and falls on snow and ice under the 2010 Supreme Judicial Court ruling.

Obviously the tenants owed for the unpaid months, due to not provided a formal notification of vacating the property.  

Dear tenant,We would like to formally introduce ourselves as the new owners.

When the owner tries to sell the property, Medicaid can enforce formal appraisal of the property, so as to make sure that the assistance application stands. 

How to I approach legally and formal to raise capital from friends and family?.

Hi Kenzie,  I'm not with any formal management company.