Okay here's the situation, I hired a property management company to find tenants and sign a one year lease with the management company.. the lease was up in July and from there they go on month to month (correct me if im wrong)... so I emailed the property management company on September 30 to say that I want to cancel my service they're providing and become the landlord for the tenants.. but I get an email back saying that the tenants are going to move out on Oct. 4?!?! Which is 2 days away! I haven't call the property management company yet because I got the email late but I will call in the morning.. My question is do they still have to notify me that the tenants are moving out 30 days before? And they are still collecting a property management fee out of the monthly rent so they are supposed to still work for me and let me know this situation correct? I mean it puts me in a bind because I have to find replacement renters in 2 days???!!

Okay I talked to the property management person and he said that the tenants gave a written notice and that Property Management should of mailed, called, or emailed a letter stating that the tenants are vacating the premises. I told him that I didn't receive any notice (email, calls, or mail) from them and was getting upset because in the past year only 2 small incidents occurred at the property (grass/leaks) which Property Management called my cell and emailed me the issues, however now since the tenants were moving out they failed to contact me about this very important situation. In the lease agreement it states that they need to contact me about the 30 day notice from the tenants. I'm in a bind because the mortgage is due and renters are leaving in 1 day. What can/should I do?

If the tenants gave 30 days notice and have met all of the requirements in their lease, they should get their deposit back as well as any rent due. The management co. sounds a little scummy for keeping your management fee right here at the first of the month, but their/your rights in this matter probably depend on the contract you signed with them.

Sounds like you should be glad you're taking over management of this rental yourself! You need to jump in there and see that it's cleaned up, change the locks, and ready to re-rent. And get some ads run in your local paper and American Classifieds. And put a FOR RENT sign with your number in the front yard.

I don't know how things are done in SoCal, but that's what I'd be doing here in SW Okla. And I'd ask every caller, "Would you like to see it?" as soon as I've finished describing it to them. I get the impression that you're gonna be strapped for cash this month if you have to make this mortgage payment yourself?

Again, I don't know your locale, but here, rental owners joke about needing to have at least 6 rental units (and 8 or 10 are even wayyy better) before we can breathe easy if one comes open and we don't immediately re-rent it. Or if, God forbid!, tenants trash a place and we have to go in to do a few thousand dollars worth of remodeling. Good luck to you!