I have a larger portfolio (65+/-) units varying in size from 300sqft - 7,000 sqft and that affords me some leverage on our cleaning vendors. 

There are multiple vendors out there.

Conversely the owner called a vendor the next day and the vendor appeared before the end of the week. 

Do you have a network of reliable vendors?

Competition creates a healthy financial environment and the US will do what it does well circle back around and create a back door and establish new vendors to buy/sell.

Never ceases to amaze me how many invetors and vendors don't take into account the resources and LOST data resulting from switching management software.Think about it, you can switch from Google Docs.Sheets/etc to Microsoft products easily and without losing much.Try switching between ANY management software products and you have to do everything manually or via limited CSV files AND YOU LOSE MUCH OF YOUR PREVIOUS DATA!

@Brian Freeman I’m sorry to hear you went through this; sounds like best to just get out of that property and the vendors to move on to bigger and better things

I went technically as a vendor BUT I've been in the BP community for quite a while now and was really impressed overall.

One thought is to reach out to the HOA and negotiate a community wide package contract with a single vendor for Home owners insurance.

@Peter Lohmann @Sean DawsonI assume Guardian is a 3rd party vendor that handles usage and billing?