For those of you that have properties with private pools, how do you compensate for the increased electric bill from heating the pool, or do you just absorb the cost?

That could cause you to end up owing the tenant compensation. https://www.nolo.com/legal-encyclopedia/tenants-defenses-evi...

If so, you have to decide if the late fee fairly compensates you for your aggravation.

Issue Form 1099-NEC: If you pay a contractor $600 or more in a calendar year, you must issue them a Form 1099-NEC (Nonemployee Compensation) by January 31 of the following year.

Help the next potential victim avoid them by getting the judgement.

If you don't differentiate your property you will fall victim to the mass market, where you will be competing to be the cheapest on the block to get any bookings.

Below is a comparison of average annual property insurance and property taxes for 5 states:Texas: average insurance: $2,536, property tax percentage of value: 1.68%New York: average insurance: $1,418, property tax percentage of value: 1.40%California: average insurance: $1,839, property tax percentage of value: 0.75%Nevada: average insurance: $1,144, property tax percentage of value: 0.59%Florida: average insurance: $2,207, property tax percentage of value: .91%To put these costs into perspective, below is a comparison of the annual cost for a $400,000 property.Texas: $2,536 + 1.68% x $400,000 ≈ $9,256New York: $1,418 + 1.40% x $400,000 ≈ $7,018California: $1,839 + .75% x $400,000 ≈ $4,839Nevada: $1,144 + .59% x $400,000 ≈ $3,504Florida: $2,207 + .91% x $400,000 ≈ $5,847Sources: Homeowners insurance, state average property taxesIndirect costs: Rent control is a hidden tax that may limit your ability to select the best tenant, remove a non-performing tenant, and increase rents enough to compensate for inflation.

I practice situation awareness and keep my stuff locked down to minimize the risk I'll be a victim.

How are you going to compensate for your lack of experience?

While I support hiring a professional PM (not a cheap one), you verbally hired her and she is already doing work for you..If I were in your situation I would call her, explain the situation, apologize for walking back my agreement, compensate her for what she has done so far and hire a good PM.