If the PM  has to ask the owner fore permission for an expense every time, it can delay the repair, irritate the tenant, and make it difficult for the PM to retain tenants and uphold a certain standard of service.  

My lease allows me to charge them for it, but man, I guess people who have no skin in the game are just careless.

Hard money still requires skin in the game, but it is asset-based.  

Dude, if you want to be a successful investor- grow some thicker skin and don't take everything so seriously.

The adrenaline rush from RE is exciting, and I can't wait to have a skin in the game.

If you don't have the cash for your skin-in-the-game, you will not find a REAL hard money lender that will put up all the funds.  

With the info you've shared, I'm in the camp of giving them notice that you are ending their tenancy at the end of the lease.If you are not going to hire a local PM, see if you can distance yourself a bit emotionally - sounds like they have gotten under your skin if they have damaged your property and what really bugs you is their asking for their check back.  

Ervin, Most lenders would prefer you have some skin in the game. 

With your credit, they may want to see skin in the game from you and/or they may not give you any money for the repairs; or cash advances.

Of #1-3 I prefer #1&2 over #3 as I feel the provider has more "skin in the game" and their compensation is better aligned to yours as the passive investor.