When I asked the PM, he said the tenant has been difficult when scheduling the repairs.

We have elected not to count any repairs or costs during 2022-2023 due to to it not being rented at all, not even calling it a second home.    

The $8k credit was for repairs on the property.

I did not include vacancy, repairs, management, and other cost, When determining what I was going to rent them out for.The one critical thing you never told us is what is the current rent and what is the current market rent.

In December the roof was finally repaired, however the damage to the ceiling has not. 

There are best practices on certain items that provides a guidelines.Commissions are always negotiable like any other services, you can shop around for the best value for money.All depends on the risks that you are willing to take.

No charges for admin or managing repairs.

Both tenants just moved out.I just got a bid to correct the foundation the right way by the most reputable company I could find (full underpinning, 60+ piers) ~$65k, plus costs of repairing drywall, paint, vacancy, and new flooring.

Quote from @Sean Spagnola: What renovations bring the highest after repair value?

I’m in Ohio, so I can purchase a property with $40k cash out, invest $10k in repairs, and rent for a couple hundred above the monthly operating costs.