As the owner of a property management company in Washington, I have encountered this situation before.

I have spent the last few years working in the Pre-Fab ADU space and now working with a company called Live Near Friends and help people buy real estate with the purpose of living closer to the people they care about. 

We hope that you can remedy the situation so that we can move into a habitable home.Suggestions that we have to fix the issues:Hire a company to rip up the carpets, treat the subfloors, and replace the carpets, at least on the main level and on the stairs.Provide an air purifier as a start to remedying the smell.Replace the garbage disposal.Hire a plumber to fix the draining issue in the bathroom sink of the smaller bedroom.Fix the tiles in the upstairs bathroom so they no longer present a safety hazard.Replace or fix the screen doors.Fix the gap between the windows and the walls in the living room.Hire a professional company to treat the entire home for pests.

So far last 5 years with PM_1 provided overall decent experience but not like excellent or great especially after mergers with big companies.8.

If its just deed than an attorney can redo deed and charge a recording fee but if a payment missed and mortgage company finds out they can request a total loan repayment.  

:-) From a property managers perspective, I also think its great that you've decided to take on out of state self management for very legitimate reasons...Nothing is void of a few challenges, as we can all attest to, so as you embark, I wanted to share a few top reasons our owners choose to hire a management company. - As @Jonathan Klemm mentioned, passing on this load so that you can be more present and attentive to your family and not be essentially working  24/7, on-call for the needs of tenants and property emergencies... can be worth the management fees. 

It's even worse for landlords "The company is also asking for rate hikes of 38% for rental dwellings and 15% for tenants, with the rates taking effect May 1."

I'm a managing partner at a holding company that does things a little differently, and we have a one stop shop for everything.

In those cases, the title company guided us on the necessary steps to resolve the title issues, and we did whatever was required to close the deal.

However, that was a fluke.Warranty companies are in the business of making money.