Both views are valid, however the PM should have fulfilled their roles as the PM company.This is not the tenants fault, despite their incompetence, but the Property Manager should... manage.Long shot here @David Korchak, was there any sort of written documentation to the tenant with their acknowledgement of the appraisal?

Helps verify that you both acknowledge the condition of the rental upon them moving in.Also, do you require them to have renters insurance?

Unfortunately, the address shows up as "For Rent" when you google it, so HELOC lenders won't acknowledge it as a primary residency, since it's clear I don't intend to live there (even though it is technically my primary residence.. at least for the next 2 days).

Either reason doesn't change the fact that your directions should NOT have been ignored.Now that the error has been made, you have a choice to be cut-throat or reasonable.Cut-throat: you should end the relationship with the PMC because even if you get them to eat the costs, they'll resent you and it'll affect their service going forward.Reasonable: acknowledge even the best people/companies make mistakes and negotiate a fair penalty with them.

I confirmed all had been transfered, which they acknowledged, then proceeded to turn off my accounts.Lo and behold, the electric company apparently had mistyped the address and now my renters are in the dark.

Acknowledging where one needs improvement, and being diligent in learning from others.There should be no finish line to your growth path, and it needs to start with being open to learning.All the best!

The broker responded to me a few hours ago and acknowledged the cap rate for the area to be 5.25%.

The fact that you will not acknowledge the accuracy of my comment and instead have to make it fit your agenda shows that you are not here to exchange thoughts and are simply here to make your point.No one is going to convince another person that rates are going to move up or down from here...not going to happen. 

IvanI'll first acknowledge what other posters have mentioned-- Any city has crime and it is a good idea to take a trip there if you're considering investing there to see with your own eyes.As for your question about how it is depends on what you're looking for.

You can only reset a breaker, light a pilot light, or patch a leaky roof so many times till you have to acknowledge there is an actual problem.