How are they supposed to keep living there with no running water?

They can also get the taxes paid to them and are supposed to remit those taxes to the state.

I suppose that requires a second (or third or fourth) opinion, but if he's right, where can I pull cash from to both complete our primary home, and refill the RE emergency fund I'm currently depleting?

I tend to go for stable income, so I suppose a single family LTR?

The tenant was supposed to be gone by September 30, but they are still the property requesting additional time to move.

Get a new PM, this one doesn't understand the rules and responsibilities they're supposed to be applying. 

I suppose one could make the argument that 12% of the Agents out there aren't dummies, but you're right, it's actually probably even lower than 5% lol.

But, you have to adjust something if you want things to be different going forward.I suppose you can stand firm and hold out for the person that aligns perfectly with your criteria. 

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When someone writes a contract and a section is ambiguous of unenforceable because that section is improper, I believe that section legally is supposed to be interpreted in favor of the party that did not write the document (the tenant).So, if I am correct, that document may not be doing you any good to you at all because of that.