I just received the appraisal back and the house appraised for much higher than even I expected ($407k).

Even if it’s only $25 (Minimum 1-2%) it’s expected.

Honestly, most people don’t expect it anymore unless you're catering to older guests or sports fans.

I've been pondering the same question lately.For items like HVAC filters, do you remind tenants when it's the time to change it, or just expect that they will do it?

Seems like that has a bigger difference than you'd expect. 

This doesn’t mean you’re rushing into legal action—it’s just about setting clear expectations and boundaries.

The risk is too great.Overall, I recommend revising your lease to include less arbitrary language to set clearer expectations and make it more enforceable in court.Feel free to reach out directly with any questions. 

------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I don't expect any more, sadly.  

And be sure you have the ability to fire them at will and settle up so if they aren't progressing how you would expect, you can move on without paying huge penalties or in some cases not having any way of being able to fire them at all (some of the builders' contracts are ridiculously in their favor).