BTW - you will also have to change the damper on the exhaust vent when you change from oil to gas; the gas gun kit might include that, but check your dimensions of the exhaust pipe to be sure it will fit if included.

The service contract is a one year contract covering a multitude of systems and appliances needed for everyday life.Here are a few of the key things to remember:•No home inspection is required as a condition to purchase*•The contract covers certain household system components and appliances regardless of age, make, or model*•You pay a trade service fee for each occurrence, regardless of the actual cost to repair or replace the broken item(s)*Our Basic coverage includes:Heating Systems Plumbing Systems Electrical Systems Water Heater Oven/Range/Cooktop Dishwasher Built-in-Microwave Garbage Disposal Exhaust Fan Ceiling Fans Plumbing Stoppages Ductwork Or you can expand your coverage to include:Central A/C Refrigerator Clothes Washer Clothes Dryer Garage Door Opener Well Pump Pool Spa Several afforadable plans are available to fit your home and budget needs.

The only thing you'll ever have to worry about is reminding them to pay rent on the first, because they're so exhausted. 

If your friendship can withstand that then that's a personal decision.

Handrails are to be designed to withstand 200 lbs of force.  

install decent exhaust/air moving devices. 

While tenants don't like unexpected visits, especially from the landlord, you have exhausted all communications channels with no luck.

I only sent out reminders because I had a lot of law students who would have the rent check sitting on their dresser, but they were so exhausted that they'd just forget to put it in the drop slot (the owner I worked for was old school and wasn't interested in online options).It seems like the only reason you need to contact your tenants is to tell them how much they owe in utilities. 

I’ve exhausted all options.

Only when all of that is covered is the rest of that $75 applied to the profit.If in one month your tenant calls in and spends 15 min complaining with you later calling in later in the month and spending another 15 min on the phone the management company has exhausted more resources than $75 is going to cover, in other words a net loss on that property for the month.