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hmmm maybe but it depends on the PM. sometimes the most grateful clients are the ones who have ****ed everything up themselves then value what a pm can bring to the table. Like a hair dresser that fixes up a really bad home hair cut lol

May be different in different states. Definitely the total length of time is calculated for SA not just the current lease.

As a rule in our office, properties on lease breaks are advertised on the day that the tenant has informed us that they are breaking the lease and inspection times are arranged immediately with that tenant. this is so that the mitigation cannot be challenged later. It's very important...

lease break costs ie letting fees and advertising costs consider the total time that a tenant has been in a property including previous leases. Not only the current lease.

You are entitled to lease break costs which are minimal if you are self managing. You need to mitigate losses - put on market ASAP. Negotiate time with current tenant to show new prospects through.