Between breakdowns, leaking, auto shutoff and program malfunctions it was a thankless experience!

If a guest arrives at your house and (for whatever reason) they cannot enter due to a lock malfunction or user error, they will call Airbnb, give you about 10 minutes and then issue a full refund. 

(IE: Broken Heater, Stopped up toilets, broken windows, and malfunctioning locks)Before having the repair done the tenant must provide you with a notice and enough time for the landlord to respond in a reasonable amount of time.Based upon that, a malfunctioning garbage disposal doesn't fit the criteria for a tenant initiated repair and rent deduction.I would NOT accept the partial rent payment.

But also the most complete (and expensive).Expensify I would say is the easiest to use and has the best interface, but it only does expenses (not income).If you're in it for the long haul it's worth considering Quickbooks as you'll eventually get used to the (awful) interface and malfunctioning rulesets, and as you grow and need more complicated things it will have them. 

The boiler may be malfunctioning so they can help with this.

I neglected to start this practice after the retirement of my PM, and I regret it (minor plumbing problem has turned into bathroom remodel $$$ - poorer and wiser now I hope).If you self manage, what suggestions do you have that work well to help keep track of the condition of major systems or minor malfunctions? 

I think he either removed the old mount completely or was in a process of adding a new cheaper mount which obviously had different configuration so he had to patch the wall. he is really a type of a person that will slip a dishonesty here and there and I experienced it many times. he would turn the AC to 67 when it was 100 outside and after unit would malfunction would change back to 72 and claim the unit is bad. he would do it when he would go on a trip which he did often is summer. now that he moved out the thermostat is on 73 and it is 100 outside and there is no issues at all. he also had his girlfriend live with him although he claimed he was the only one. he was always very particular about 24 hours notice that is how I know he was doing something he wasn’t supposed to. he is definitely dishonest but he was paying on time and relatively clean. 

Is a malfunctioning bathtub drain stopper switch normal wear and tear or property damage under broken fixture?

Tenant shall promptly report to Landlord any leaks, drips, backups, or malfunctions of the plumbing system.

This technique may put a little more accountable on the tenant to repair it if it ever malfunctions as they understand that they are paying for it and asked for it.