Ok Dana Dunford but being that your renting to college students you wouldn't at least provide internet and bump up the cost a tad?

Hey @Samantha Klein, haven't had this become a large enough issue to warrant the cost as a part of turnover.

You can also get special window units that cost a little more for casement windows, or use one of the portable type air conditioners with the vent hose(s).

HOAs are an unknown cost, as you have learned.  

I don't want him to paint it himself because i'm afraid that he'll make a mess. but a professional painter is going to cost a lot more...

An attorney should not cost a ton of money for something like this.

There's no justification you can convince me of that a PM can't call an owner to get permission for things that cost a certain amount of money or is an "emergency."

First of all, it's a single family house, and is probably exempt from any and all rent control by the Costa Hawkins act. 

Providing appliances is going to increase your maintenance cost as the tenants regularly break, damage or leave them incredibly dirty. 500+ units and counting and the system works very well for us.

Maybe they have the thermostat set at 72, but it never gets below 74 due to the above issues.It's been a hot summer, HVAC equipment that isn't running properly can cost a small fortune.