The tenant claimed she ripped her arm open on the metal railing whilst opening the mailbox.They sent pictures of her arm which looked like she'd been in a knife fight.I went and looked at the supposed accident scene and it was apparent their claim was ludicrous.

Do you need masonry work or are they wooden or metal?

And 10 metal blades , cut it up and put the sludge in buckets .

In talking with our real estate agent it was suggested that we coils raise rates after the existing tenants move out and I think it's definitely viable.

Payne is not the best system try brant should be same ball park.Also after you pay the 475 for the repairs you can open a cash account at a supply place and order the units and the coil line and just get it installed and will save you some money alot of the mark up is on the equipment.IF you go to a 2rd party vendor they will do it 1st party most of the time will tell you no they want you to have a HVAClic  you will  save about 20% of the cost .

Even the great tenants who are always on time don't change them or if they did it's when you remind them the third time after 3 months...I would give them 12 filters and at the end of the lease there are still 11 new filters and the original one completely disintegrated and become "mush" on the coil above it.So now I always change it every 30-45 days myself, and use it as a way to do a quick inspection of the property.But too many odd size filters for each property or each individual unit is a real pain.

If it is a crack across the stove and it is not a slide in and it has the metal edge, it was likely the stove.  

The coils and fans become very moldy and nasty.

One problem is, rather than replacing the rotted metal roof with another metal roof, the previous owner just boarded off the built-in gutters and put asphalt shingle roof on.

Home Depot's cheapest porch railing is a black metal with twisted balusters.