From the law, I see that since I didn't give them a copy of the checklist, the security deposit is not "legal".

I think a more ambitious strategy would be to "flood the zone with value" - specifically, pick a few listings in the geography you are interested in that are being mismanaged and propose your plan to that owner just as an ice breaker.

Splitting the parcel depends on the local government, so hard to say, but our understanding for this specifically is that it is relatively simple / not very costly.Whether we split the parcel or not is somewhat the reverse of "greater than the sum of its parts".

I think looking to get face-time with someone who is experienced in this specific situation and market status would be really helpful to answer some internal questions and provide guidance and external motivation to make a decision and get moving. 

Recommendations for legal counsel specialized in RE transactions?

But hey, remember, I'm no legal expert, so it's always smart to double-check with someone who knows the ins and outs of property law in your area.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

Agreed I think if there is specifics of a guru program to discuss then thats OK good or bad..

Be as detailed and specific as possible when mentioning your future plans, current operation/experience level, ongoing projects, etc.

Taking any legal action against the tenant for this leads to payment abatements by the housing agencies.