The next would be an attorney, to be honest if no cash for keys will resolve the issue..

I was excited because the price of the house and rehab was right, did not do any further inspections and completed the deal.Turns out my issue was deeper than the initial diagnosis.

Lastly, being a good landlord will always bear fruit so it's best to be on top of every issue that arises.

-----But if you have your own addendum referenced above, here are few others you could add to the list you made:Annual Maintenance Encourage tenants to perform or arrange for annual maintenance checks on their AC units to ensure optimal performance and safety throughout the season.Contact Information for Approved VendorsProvide a list of approved vendors or technicians whom tenants can contact for professional installation, maintenance, or repair of their AC units.Emergency ProceduresInclude information on what tenants should do in case of an AC unit malfunction that may threaten the safety or structural integrity of the property, such as water leaks or electrical issues.

Local banks would be your next bet if you want something competitive but you would run into the same issues with loan value.

It would even help with liability issues since you can show proof you emailed the literature to the tenant.

Basement seems odd and as John said above, is humid and may cause a mold issue.2 - Why would you not want it on in the winter? 

Of course, this assumes you're keeping track of everything religiously, as it would be hard to reconcile such records and ensure completeness.Otherwise, look into hiring a bookkeeper/accountant/CPA who can provide this as a service for you and can help advise you proactively, so you can prevent issues rather than remedying them after the fact.

Were there any unexpected issues? 

What exactly do property managers do for this specific issue?