(They claimed thousands for electrical using what appeared to be a fake electrical company, and they never had someone out to even check electrical beyond the general.) 

You need to have your attorney send something certified, so that the PM cant claim you didnt have "Due Dilligence" in notifying. it would be terrible for him to bring forth a civil suite for non-payment or a mechanics lien on your business/personal property in the future.

@Colleen F. unfortunately, AFAIK, there is no other resource than go to small claims court and go after her, which will take me $2-3K in additional legal fees.

This designation doesn’t cost extra or give the manager access to insurance payouts but ensures you and the property manager are aligned during incidents, such as tenant lawsuits or insurance claims.

Would you rather her destroy your property, your insurance deny the claim and you're out all that money you just put into the rehab?

Now she claims it’s a service dog because his husband is vet and she should be legally allowed to keep the dog and does not need pet fee or pet deposit or monthly pet rent. 

So, older homes have a higher frequency of claims as well as higher severity.

The whole "he's open-sourcing everything for the world" thing sounds nice, but in practice, a lot of those ideas haven’t exactly panned out the way he claimed they would. 

Or you can violate various tax rules at your own peril and claim the current rehab was dne prior to TOD.  

If tenant raises factual defenses such as falsifying the lease or claiming they paid rent, there would be a brief trial which you would be prepared to testify against.