Speaking from personal experience on the management side of things and on the owner side of things, if you are paying a property manager 10% of your rent collected, they should absolutely be responsible for the coordination of proactive repairs based on their teams property inspections.

They can coordinate and supervise the project, protecting the owner in a variety of ways.

Start by telling him he needs to leave or pay and post the proper paperwork. 

Depending on your team, I've seen the ALTA provider also offer that, you can coordinate with your architects, or you can work directly with the municipality.It is particularly helpful if you are making renovations or development changes to an existing structure where zoning regulations may have changed from the existing structure to the present alterations.

And you can actually use those funds to invest in properties or do lending, if done properly. 

Take ownership of your mistake and learn to do the proper due diligence recommended above😊

If you are not in Huntsville or Madison proper, you may want to wait out things for a minute, as some of the outlying areas are definitely tilting toward supply exceeding demand now.  

Conduct a proper valuation by comparing it to similar properties in the area, considering both current and potential future values.

The key is making sure you meet the material participation requirements and properly document everything.

@Nathan Gesner Spot in - I’ve asked the same question in several forums (give me an example of a successful lawsuit where proper insurance didn’t take care of it) and no one has been able to provide one.