I have gone above and beyond for her and satisfied every issue she has had maybe not always immediately but none of her issues have been emergent.

NO one returned calls, emails and then I received city violations notice in the beginning of March for 5K for the exteriors condition, emergency boarding of the property (multiple times) and a variety of other issues.  

You do have a 8 month old son and wife and  should have some cash on hand for any emergency.3.

Or am I getting some things wrong.be harsh here that 40k is almost everything we got savings wise. we will have a 5k emergency fund after this. and the current tenant leases are up so I would have to start fresh tenant wise maybe hire property managment and just pay out of pocket for themIt looks good from a newbes eyes but I want to hear from the pros

I would put 5% into your retirement so that you can be saving the rest for a downpayment and a three to six month emergency fund faster.

It has been hard to find good and reliable contractors to do repairs and emergency service calls.Anyone has good reliable handyman/plumbers/carpenters/contractors that can refer to me.Thanks in advance

Call their emergency contact to come get the dogGet some recommendations from animal control

Hello Jessica,My recommendation is to post notice to the tenant that you will be  entering the unit to fix the water leak, which in most cases the lease would give you the right to enter without notice since it would be considered an emergency. 

Others start threads about emergencies with this tenant, that pitbull, the PM co, the flood, etc...

Where are the so-called “emerging markets” for raw land?