It was a big pain. 

However, this could result in a law suit which even though you will not lose and you could possibly collect your expense would be a pain in the butt.In addition, I would fire the PM for cause and not worry about breaking the contract 1) PM has displayed provable incompetence 2) PM has not followed your direction which is grounds for immediate termination 3) PM has already displayed they are afraid to get their hands dirty in a legal battle and therefore are very unlikely to sue you because you have a good case for firing them and if they are afraid of a meritless lawsuit against them they certainly are not going to initiate their own losing law suit.Note if the dog is a service animal then the merits of the case are tougher. 

Yea REO’s having utilities off is pretty typical in my market and it is such a pain.

I have a house that we pained, cleaned, changed the carpet, etc.

Had a similar situation TWICE once in Manhattan/Harlem and once in Atlanta so I feel your pain.

Or what are your pain points around this area :)

Share it here.... we feel your pain. 

The owners of 100+ units can sustain and adjust since they knew at purchase this was a possibility.The new entrant to the MF space (possibly from BP since, along with the gospel of Cash Flow, another often repeated never questioned manta is that SFRs are a stepping stone to multi families) who has a few 5 or 10 plexes didn't underwrite the deal thoroughly, assumed rent growth keeping pace with expenses, and equal entrance and exit cap rates will feel the most pain. 

I read at least 50 books from topics ranging from real estate to psychology and autobiographies of successful entrepreneurs.

Always say what you mean and mean what you say, stay conservative (as painful as it is), under promise, over deliver and continuously be providing value.