Please HELP!! Property Management Nightmare

[Mark Douglas]

Happy New Year eveyone...I hope that someone can help me with a nightmare I'm dealing with. I have a Property Management co for a rental that I have in Arizona. The tenant skipped in Sept with 3 mos left on the lease and the place in a horrible mess. It has sat vacent since, but I've been sent receipts from the PM claiming the place has been reconditioned, but during a surprise visit, I am learning that NOTHING has been done. It's a pigsty. I've inquired with vendors and there are major discrepencies both on price quotes and that any work was even actually done by them on my property.

Here are my questions:

Is a property management company required to charge the property owner only what a hired vendor charged for the work completed, or can the PM create their own invoice for what was hired out?

If a PM fabricates, adjusts or fakes a vendors receipt to show that work was completed when it was not, or changes the price, what legal ramifications could they be facing?

Can the PM lose their RE Brokers license if it is proven these allegations are true?

What other resources should I seek as a recourse for being screwed?