Here's the free website I use to get new published probate filings for Sacramento county: https://adtech.dailyjournal.com/legalAds/Go to "search", next to category move your mouse to the drop down bar for "probate".

Quarterly spraying and outdoor mouse traps.

I can kind of see that for high level design and timer/manifold repairs, but my PM got quoted $500 for a leaky valve replace and T&M at $110 to dig and troubleshoot a wire.  

I wouldn't be a rush to change anything. its like much of what was written a few years back   with the 2% rule  people read that and figure out why they cant pop on MLS and find 2% rule rentals with a few clicks of the mouse.. so basically its all old data that was true for a time but times they do change and real estate is in constant motion.

Give a mouse a cookie... if the unit is not at market rent, it should be adjusted to reflect your responsiveness to repair requests.This is how our renatal agreement reads, if it is helpful:18.

The negative construction cost component was argued that they no longer had the option to do a mat slab foundation, and will need to instead be required to go with sunk piers that extend a minimum of (making this up because I don't recall the real number) 10' below the bottom of the tunnel.

The Tenant can meet them there, arrange for someone else to meet them, leave a key under the mat, or leave the door unlocked.

Its a game of cat and mouse.

@Mat O'Grady Do you have Ted's contact info?

Mat