Quote from @Adam Bartomeo: A lot of the numbers will depend on the location, which state and city.

I was adamant about not devaluing our services and lowering rates in what I believed could only end as a “a race to the bottom” for our industry and profession.

Quote from @Adam Schneider: Justin, Ryan Casady hosts a BP meetup once a month.

If a tenant were to cause $2500 damage to a shower glass door - would you provide a noncompliance letter to the tenant and give them an opportunity to fix it, or would you take the reigns and fix it yourself and bill the tenant (to @Adam Bartomeo’s point)?

Quote from @Adam Bartomeo: Find another LTR ASAP.

I agree with Adam that there's not enough information here to say who is at fault.If you are spending all your income on maintenance after three years, then I would say you are being cheated by the PM or you bought a real dump.Personally, I would suck it up and find an expensive, but reliable, contractor to visit the property with me and make an assessment of what needs to be done to fix the property and stop the bleeding.

There are a few posters on Bigger Pockets that have a lot of experience and they are somewhat adamant that Sub2 are not illegal, but do hold some risk. 

@Mike Adams, a few comments:a) I think that the home not being occupied is a reasonable assumption.

Quote from @Adam Davis: You could potentially transfer the home and debt into a trust/LLC, and have your mother "rent" it from the company.

Adam