I’d also consider taking an average monthly cost and just building that amount into your lease - I usually subtract a few dollars so no one can complain that you’re over-charging.

Hi Simon,If you have a boiler, you might want to understand its parts and how it works--in detail.There are steam boilers, and water boilers, water tube systems, and fire tube systems.They all have different parts that can fail, and some have redundant parts to keep heat on if there is a failure and some don't.If you know your stuff about this big ticket item, you will be less likely to be at the mercy of an overcharging repairman.Just my 2 cents.Good Luck!

I always hear how they tend to slack off, never do a great job, overcharge, etc.

Now, In fact, she claims the additional work was not agreed upon because I did not provide her with a cost, then she said I overcharged her for the additional work, now she is claiming  she never agreed or excepted the original estimate.I have time to file a lien, and I will be required to file a suit against her, however, this is a tax question, not a legal question. 

they obviouysly feel you are over charging..... 

I'm not going to overcharge for repairs, but again I'm not going to allow someone to damage my property and not bill them for it within the confines of the law.  

I've also heard that many of the turnkey companies make profit in multiple ways: over charging you for the house, management and repairs.

I guess the issue to figure out is, 1) Are you just getting unlucky in terms of tenants and turnover, and valid deferred maintenance (of course your PM is the one placing the tenants) OR2) Is your PM overcharging you for things besides his/her PM fee in an unscrupulous way OR3) Some combination of 1) and 2)8500 for a repainting of stairs seems awfully high...At this point, I would start reaching out to all your friends and of course people here on BP to recommend a new PM.

Please tell me I am wrong... But does $3,750 seem outrageous for closing costs when purchasing a house that is only $63k?

I want to know if anyone has any recommendations for contractors that are reliable and won't overcharge for their work just because of the area.