The HOA property manager licensing bill was supposed to address the disclosure of the fee but not ending or limiting the amount or ability to challenge the fee: basically allowing things to continue as is.

(Many subcontract tax returns out).I'd be happy to review it and suggest additions that make sense for tax and accounting or buy sell, ( or suggest What ifs) purposes; however, I will not address law portions.

Why not just have the lease effective from the 3rd?

As for the maintenance side, we have a form on our website, email address, and phone number.

Good question as to population.Demographics effects value and marketing time. 

You can find owner address info at gis.hicentral.com.

Jokes would be a great way to break the ice but I'm more worried about what they don't say/think and how that'll effect their selling decision.

This is a HUGE plus - and it effectively solves the problem, as long as you're willing to verify the currency of the data. 

Not sure how to address all closing as states have different factors.

However In our purchase agreement, we only have the address of the main property.