You seem to be too tentative with your PM if you are allowing them to not do what you have asked them to do.In the unlikely event that a tenant does not agree to a rent increase, I would wait until March to notify them that their lease will not be renewed so that you can have them out by early spring.

We are always interested in meeting new property managers in the event we purchase in PSL ever again 

Me and my husband have been actively listening to podcasts, YouTube videos, attending events and webinars, reading books etc. but haven’t bought anything quite yet.

In fact, there's a Bend Meetup coming the first Thursday of December, hosted by @Grayson Graham, check out the event page.

In the event house has been registered, I am not sure (it might be the previous recorded level, or that the house becomes fully decontrolled). 

It takes apps, runs background, sets up payment, can automatically charge late fees if lat3, etc.In the event you need to sell the home, I am a local agent and I’d be happy to  help.

I would also check the BP events section.

They can come in handy in the event of an eviction or dispute.

Beyond the Monthly Management, Placement & Maintenance fees, all other fees in our contract are IF EVENT -> THEN fees.

Suggest you attend www.REIAofOakland.com event Thursday, January 12 in Troy to meet other investors to accelerate your learning.They will also be able to assist with forms and attorney referrals