When disinvestment of RE occurs and the quality of the units become dilapidated...then a crisis ensues.

I'm sorry to hear this is a reoccurring problem! 

I want to keep this guy and want to be fair, but also don't want what happened previously to reoccur. 

Safe to say i backed out of those deals as these kind of seemed to be a re-occurring theme in the Troy area.I'd stick to your guns & only rent to qualified tenants.

If you plan to keep investing in real estate and continue being a landlord, then you need to quickly improve your approach to avoid these types of problems, and having someone else (like a PM) solve your problems for you doesn't make you a better landlord...if you don't take responsibility for this situation and learn how to solve it, and learn how to avoid it in the future, then this type of problem will re-occur (even if you do have a great PM--because again, you need to manage the PM, and if you're not a competent LL, then your management of the PM will also be incompetent).

Baltimore City requires a lead certificate, rental license, among other reoccurring inspections.

I do want to provide a safe living space, so I'm doing what I can to prevent bat visits from reoccurring.

It may help in writing the new policies if it is good or may point out potential reoccurring problems that you need to address (ie. multiple pipe breaks, vandalism, etc.)2.

Since you closed the HML at the end of July, it's possible that it shows up and the lender asks you for an explanation as to what this is for and if the "pull" resulted in any re-occurring debt.

If growing a business, having reoccurring income, ownership, collaboration on the highest levels with investor friendly agents is something you are interested in I'd love to set time a side to dive a bit deeper.