After 4 years we have made ZERO percent ROI, this has been a half-time extremely stressful job for us, even with a property manager, with constant repairs and bad tenants.

For taxes, I have a small notebook where I keep track of rent, strata fees, insurance, repairs, etc. 

First red flag, the PM brought up a small "safety hazard" repair.

The home needed everything from stucco repair to painting the exterior and interior of the entire home.

I'd make sure you've confirmed deposits have been transferred to the new PM along with any rent they've collected or your own deposits they may have (my PM keeps $500 of my money to cover any repairs that may come in). 

Estimating repairs, comps and everything else that creates an ARV seems to be the toughest part of the process.

But I’ve also had to replace entire refrigerators because the ice maker cost $600 plus $250 in labor to repair/replace.

You know for that year what your rent will be, and you can estimate a percentage for repairs, but overall, you have a good handle on the income you will generate from that LTR for the year.

The contractor estimate for the cost to repair the damage is approximately 93k.

Plaster and drywall may crack when you level a house but repairing that is MUCH less costly than taking it to studs and redoing everything to current code.