Hi All, thanks for the feedback, I realized that more than leasing fee a PM company should be really top notch in other services - such as handling tenants , sense of urgency in times of repairs, ability to interview/vet tenants, above all ability to lower operational costs, have a good network of vendors/contractors who can fix repairs for lower costs, who can ping point whether a issue was caused by tenant or not.

But its a balancing act, 1 great property is worth more and will cause you less stress than 3 sub par 30 year fixed problem properties.  

My understanding is that if you have "cause" to evict, like a breach of the lease terms, you should be able to serve a 3 day notice to cure based on the cat situation.

They can cancel from their end, or get the guest to cancel, without causing you any penalty.

I developed my own software and it tool me about 30 hours, but I save $1200 every year and I don't have to use their cumbersome and VERY INACCURATE software that causes many accounting mistakes.

(Large LLC)I'm new, so besides getting some roofers out for estimates/assessments to see if the problem is on my side..what do I do if the problem is being caused by their side?

I think Newberry Springs was where that movie was about with Sandra Bullock where the electric company dumped crap into the soil and it contaminated the water in Newberry Springs, caused cancer and killed people.

You don't want to talk about the investment in the building as a cause for the increase, what they care about is what they pay for their unit.   

You have proof the tenant caused the damage or was it there on move in? 

Get rid of it before it causes trouble.