I would then promptly provide my good buddy friend of mine landlord with the receipts as he asked.I am sure that while I was out shopping I will have seen a nice stainless steel refrigerator which will be perfect to replace my soon to be broken/sold one.Oh, and by the way- I will continue to keep paying my rent late without repercussions.

When would be a great time to go learn about what you do so that I may better service you?”

I reached a niece that held a memorial service for the deceased owner. 

Stellar service. 

Correct me if I am wrong, but shouldn’t the PM act as an agent for the owner/landlord since they have been retain to manage their property and can accept service on the owner’s behalf?

I bring up the time to 100% occupy because I'm pretty sure residential cash-out lenders look at the DSCR (Debt Service Coverage Ratio) as well when cashing out on an investment property.

I’m not sure if you are looking for guidance in registering your property or for management services but I can assist you with both.

I would recommend researching USLegalForms and FCI Lender Services. 

I have worked with them, servicing their foreclosures.

I've spent the last year and a half catering my services exclusively to investors.