Supposedly the tenants pay on time, but there are no written lease w any of them (and never have been!). 

I suppose it depends on your goals.

There's been discussions in the past on them: Past discussions erentpaymentThere is also a recent one: Recent erentpayment discussionI myself used ClearNow for several years and quite please with it: ClearNowI heard erentpayment had financial difficulties at one point, mentioned in those past discussions.There's one often talked about called Cozy that is supposedly fee free.

While the PM supposedly walks the property every 3 months, it's been us at various times who has discovered dogs not on the lease, an unkempt yard, and now lawn replaced with gravel without permission. 

My common laundry room specifically says you can’t leave any clothes sitting there for any time - that you’re supposed to set your phone timer and come back within 5 mins of the cycle ending or wait in the room.

I suppose because I just need an assessment and I don't need them to do the work they aren't interested in working with me.

My best friend is a BRAND NEW RE agent, so it was almost assumed (on both ends) that we'd use her because of the trust factor.She does have a "mentor" but they're brand new to the area (but in RE for 20+ years), and supposedly just monitors things on the back end, and I'm not sure how much they're involved.

The $232k offer is from someone who has been waiting for my property to come on the market for a few months, so I suppose my agent and theirs have a good working relationship. 

We are considering it for a replacement home but so far stick built is supposedly cheaper for <2000 square foot in our area. 

Looking at it this way, we're exactly where we're supposed to be.As to what to do with your $100k?