Normally, the broker is responsible for all actions taken by their agents and property managers.

What about just getting a normal furnace?

The PM normally is accountable to the board and complaints go to them.

I am assuming that the 80% of tenants that get a full refund still have normal wear and tear that you need to remedy and then pay for....

The agent I normally use is leaving the industry but I’ve gotten recs for Lisa Arrison and Noah Taxman.

That being the case any job with normal hours is out of the question.

If so, are they deducted from capital gains tax, or my normal income tax for the year in which I sell?

Does it have 36" windows egress, 7 foot ceilings, egress doors, HVAC, and closet door? 

While it’s possible to evict delinquent tenants, the process is costly, stressful, and time-consuming.Of course, the occasional problem tenant is normal.

She is just going to keep going and lying and coming up with excuses why she didn't cause the damage, such as mold is Landlord responsibility or soaked ceiling boards are normal wear and tear.