.- One PM deducts $800 from the security deposit at move-out as part of their “policy,” which isn’t tenant-friendly or transparent.To be clear, I’m not saying PMs don’t add value—especially when I don’t want direct contact with tenants.

Some PMs require 30 days' notice, so it’s important to be clear on those terms.Collect Key Docs Before Termination – Try to gather all necessary items before giving notice:Lease agreement(s)Tenant contact infoRent roll/ledgerMaintenance recordsMove-in photos or reportsSecurity deposit accountingVet and Onboard New PM Carefully – Once you identify your new property manager, ask detailed questions about their communication practices, reporting, and how they handle onboarding from other PMs.

If the tenant refuses to pay, contact your local landlord-tenant attorney to understand your formal notice and eviction options, as laws vary significantly.

If there are any other Lurin investors out there, please contact me!

I've tried contacting a few listing agents to get information about properties I'm interested in but I keep getting ghosted.

If you would be so kind as to help me spread the word with you contacts around NEPA so people are aware and will start using it we could grow the forum into a great resource for people of the area.

You're looking for a unicorn property in today's market - in every part of the country.If a real estate agent or wholesaler finds a motivated owner, there are probably several investors ahead of you in their databases.You have 3 options:1) Contact a few agents - and then wait, and wait, and wait...2) Pursue major fixer-uppers that scare off most other buyer competitors3) Start building your own network that you stay top-of-mind with, so you are their first call.Good luck!

If the former need to 100% make sure you are following your state/county laws and the lease language regarding notification for entering the unit without the tenant present.If the latter and your won't be entering the unit then the form of notice doesn't matter, but would advise several contact methods to get as many on board as possible. 

But my kids are really into Tax Sales ~ but the best deals they get are using the tax sale list to contact owners . . . offering to clear / pay tax debt and give owner some $ for house ( so they can afford to move out. )This must all be done BEFORE the auction  If owner does nothing, and house sells at tax auction, then they get nothing ~ loose the house and the sheriff evicts them  This is all not easy ~ and the success rate is probably less than 1% . . . but they've got some amazing deals. 

I have contacted several mgmt companies and the going rate is 10% per month of the rental rate.