I am a specialist in in the Tampa Florida area and know that just starting out, it can be tricky. 

Also makes them put skin in the game.

I want a specialist that's an expert, and not a jack of all trades and master of none.

In short you hire a lead testing specialist.

No one has more "skin in the game" than a PMC as they have to deal with the property every day until an owner sells or fires them.Also recommend finding your own Inspector and not one referred by an agent.

I want a specialist that's an expert, and not a jack of all trades and master of none.

If you go this route, seek recommendations, research the principles and take your time with due diligence before investing.Another option could be getting into multifamily properties where your expenses will all be under 1 roof.Lastly, if you decide to sell the 2 properties, connect with a 1031 exchange specialist before selling to uncover the tax implications.All the best!

She has demanded that we bring on a licensed and bonded specialist and that the property is uninhabitable (it is 77F-82F) inside.She also stated that when we rented to her we told her that everything was working well.Well, everything was working well and we have a walkthrough checklist.Again, I am not in a business to spend thousands on the new AC unit or pay someone 1500 to come and look at it.This is fixable and take time.We also took a portable AC unit to her. 

Furthermore, should any tenant request that mold be tested by a laboratory or a mold “remediation specialist,” costs of such tests will be completely borne by the tenants.

I suggest an aggressive principal pay down so they can have skin in the game.