The roof may be fine...you just need a professional opinion.

You have to communicate with the PM and see if it's justifiable.As for the late rent, I hope your PM has policies and procedures in place to deal with the non-paying tenant quickly, professionally, and efficiently.Do you need a new PM? 

You can be nice, professional, and even compassionate while still running it like a business.If you keep rent $200 below market, you are essentially paying the tenant $2,400 a year to live in your rental.

In Florida, the Department of Business and Professional Regulation provides oversight for the construction industry. 

There are lots of ways out of most deals/contracts and professional courtesy usually causes nearly all sale fails to result in the buyer getting their EM back (especially in residential), even if it's more for practical rather than "letter of the law" reasons. 

If you do it correctly by hiring professionals, this will be a much better experience.

It sounds elitist but someone suggested making a forum only for "professionals" (vs. the simple pay-for 'pro' designation which doesn't say anything about your experience). 

No cats were in his unit and the carpet was professional cleaned before he moved in. 

If you're a real estate professional for tax purposes that doesn't apply.

It has nothing to do with rent.The only correct way to estimate monthly reserves for capex is exactly what any professionally managed HOA does.