Tenants call me, I select the repairman and pay.  

If anyone in Dallas, Texas is looking for a top quality and really honest repairman, PM me and I will get you his contact info.

I would skip the tenant's involvement all together, and since there is likely a shut-off outside, the repairman likely won't even need to talk to them...

:crying: I got really concerned about foundation problems, and called a foundation repair man this morning.

Does this mean I have to get a quote from the repairman BEFORE I send the deposit back?

The new AC repair man says the leak is actually inside and says he can see no signs of this vandalism.  

I would say you need to plan for the following to happen to you during the next 15 years:- May need to drop rent by $200/month for a while due to market conditions- May have 2-3 months of lost rent due to vacancy and/or eviction- Broken garage door opener, hot water tank, furnace, or appliance requiring a repair man and possible replacement- Need to replace carpets or re-paint the entire unit and it's not covered completely by damage deposits.- HOA fees and taxes continue to go up every year but may not be possible to increase the rents due to market forces.If you have a good W2 job and you can hang on for 15 years and cover these situations I would actually say you should keep the place!    

I could probably get 15 -20% more but all the tenants are friends and I don't have to worry about anything; they maintain the yard, try to fix things themselves before having to call a repairman, heck, they even took out the old carpet and laid new laminate flooring, I just paid for materials, dump fees and made them a lasagna!

I am currently a maintenance repairman for an apartment complex.

Before just calling anyone, does anyone here have any suggestions for a investor friendly repair man in exchange for loyalty at each of our units?