I always hear talk though of just going and buying something for the tax deduction and it fails to make any sense.

I still need to figure out what the regulations are in my area, but I'm curious if anyone has pulled it off or tried and failed? 

It is the #1 reason most these investors are failing.

Ned has a good point however and I honestly failed to consider the fact that you need to replace the cabinets anyway (my apologies, I think I read that as refacing them the first time around).

He failed the national portion twice (but passed state section on the first try.)

If I was in your shoe's I would inform her of these laws and let her know that I was ready to get a tenant lawyer if needed.NJ Truth in Renting: "If a landlord fails to return the security deposit within 30 days, or the tenant disagrees with the amount deducted, the tenant may sue for double the amount of the security deposit that the tenant contends was wrongfully withheld."

However, if your tenant fails to set up autopay and they pay late, you're able to place an automatic late fee on the rent due.  

I will say there's plenty of catalysts out there; Stretched labor market, high corporate debt, overvalued assets, massive government debt on almost all levels, geopolitical instability, failing pension funds, political uncertainty, and on it goes.

This may be too late, but you could ask them for their criteria of why it failed the cleaning check and explain that you had it cleaned.

If your PM was scamming you, she would not intentionally fail to collect the late fee each month.