Just make sure you have a good line of communication with the residents(just don't treat them like a friend).

The lender was just from me and my partner calling as many community banks in the area as we could find and asking them if they have worked with out of state investors, and also telling them our goals and strategy. we found one that we really like and have been in constant communication with him the whole way. the final step for us was to go to Indiana and meet with our team, take them all out to lunch/dinner, and get to know them on a more personal basis and motivate them to work hard with us and for us, that we werent a flash in the pan investor group, and we were in it for the long haul and really believed in our system and market. we also jumped on one of the first deals he brought us to show him we werent joking around. we made it happen and our deal finder got his cut and everyone was happy :). 

Her only means of communication up to this point (6 months later) has been via text.  

If possible, try to politely communicate to defuse the current situation showing dignity and respect (if you both are calling the cops, it may be too late).

The agent doesn't know how to communicate and acts too busy to be bothered.

It's really going to come down to what was communicated, preferably in writing, and then what transpired after you gave the initial approval. 

I have loans with all of them currently and have been very pleased with their terms and communication.

So much competition, seller's market, Covid rules, agents lack of communication and mentors.Estimating rehab budgets is new to me, I can guess about how much things cost since I have totally repaired and replaced everything in my house but as far as a contractor labor charge dont know.My agent put me on the email MLS list but no rental comps and says that I forgot to include a few expenses but I am pretty sure they were included. 

Other similar properties are going for $1500-$1600.For what it is worth, they have been slightly late 50% of the time, but have paid late fees, communicated well and never did not pay.  

Send the same notice to your tenant and instruct them to stop communicating with the property manager.If your Property Manager attempts to charge you for anything that occurs after June 30th, report them to the California Association of REALTORS.