That realtor/broker fee is a total rip off.

He thought he was offering me great job security but from my view point he just wanted to totally rip me off and work me to death for peanuts.

Having trouble as you pointed out the prices have been ripping higher.

Generally have to rip the entire bathroom floor out . 

I bought a foreclosure once in Atlanta and when we went to turn on the power.. some crooks got up in the attic and ripped all the copper out from up there.. had to rewire the whole house

Also how would you make sure not to get ripped off?

But, if Hurricane XYZ rips the roof off the property and rainfall causes water damage throughout. 

You must rip the bandaid off and go to another property manager before you do something else.1) Your rents are about 3k potential a month so really a property manager at 10% is only going to make 300 a month max. here in lies the problem of small number of unit count and the reality of small unit property manager. however hope is not lost.

This is making me upset, because not only do I feel ripped off from having to pay for that report but now the 2nd lender wants to see it.

yes, there are several good and reliable contractors in Birmingham, WARNING, DO NOT USE Alabama builders group, Josh Anderson, they do not have a license and will rip you off