The Professional Insurance agents (PIA) and Independent Insurance Agents (IIA) for your state may have lists of agents on their website.If you still have issues getting quotes, PM me and I will contact some of our Companies to see if they can recommend anyone.

Turn it into a positive and compliment her for what's she's done (I'll keep a PIA resident anyday that takes care of the unit over those that don't care and leave a mess). 

This is a huge PIA to the tenant and they probably won't sit still for the inconvenience ALONG WITH a rent increase at the end of the work.To give a short answer though.

there are a few ways to do it... 1. if you get a construction loan, you can close on a house that needs repairs. higher cost and bigger PIA (pain in ***) factor with legalities2. if you pay cash, obviously no need for any of that3. some banks will allow you to escrow the repair cost which are around 120% of the highest contractor quote. then you get it back.I could not close on one house because 3 bundles of shingles were blown off the roof of the garage. so they said "fix the roof or you can't close on the loan". the bank said "No, we are not fixing it". so i bought 3 bundles and spent 2 hrs. called the appraiser back and closed on the house.i will do it whenever i need to in order to close

To save many of you time from "Googling" it, as a PIA it is my job to educate, protect and help you maximize your claims value when you make an insurance claim.

Not sure how much damage there is, but hopefully this is a cosmetic PIA and a story rather than a huge financial set-back.

One may lose points for now showing up to an appointment or otherwise indicating that they could be a PIA tenant.  

Regards,  Pía 

I have a feeling that once your remaining three tenants see the PIA tenant get booted out and see they have new leases and a new Sheriff in town, they'll straighten up and you'll have less trouble.

If it's a girl, Brandy Patricia or Bella Pia.