Filing lawsuit against property management company

[Danielle Levy]

We are extremely unhappy with our property management company. They failed to rent a unit in a great location/condition and a hot market for 4 months, and the rehab expense reports don't line up with the estimates they provided. We don't believe they are stealing, but their negligence has cost us a lot of money.

* Is this enough to file suit in small claims court? 

* What types of evidence would we need?

* And most importantly, does it open us up to counter lawsuits? 

We would of course switch properties to another company in advance. We have a standard management agreement with a hold-harmless clause but nothing mandating arbitration.