I'm right there with you in regards to going toe-to-toe with a licensed professional on such a large purchase.

And I have a tenant locked in for a year at $1400 (they signed a year lease right before the house was put on the market in December).

But occasionally we have issues and tenants need to be asked to leave or just decide to disappear in the middle of winter and it sucks.The worst part is I find the quality of tenant interested or willing to move this time of year isn't the greatest either - often times there is a reason they have to move right now since most landlords don't like ending leases this time of year.Either lower your rent or just hang in there.

to be clear - lots of other issues, lots of other challenges, and BRRRR is difficult right now with interest rates so high. 

We put our first home on the market for rent $1450.00 and right away, not even a week my realtor found some potential tenants.

Over time, I discovered mistake #2 was not buying them right.

How’s the demand looking down there right now?

Right now I'm living in Baltimore, still working 9-5 W-2.

A PMC cannot risk a ticket or lawsuit because an owner takes too long to approve an emergency.You do have the right to be frustrated that you weren't informed about the repair as it was being done.Suggest you discuss with your PMC and see what they say. 

We believe it’s not the buyer’s fault if title issues arise, and it wouldn’t be right to keep the earnest money in those situations.