I have always really tried to avoid big companies for these things because many will charge you a fee for just showing up, but you can get service techs that can do the work without charging an arm and a leg for every additional thing that they add on to the bill

The property has an ARM at a current rate of 3.375%.

I used dreamworks construction. in 2014 Alex came by and quoted it, he was honest and good, though it was mostly an siding/roofing job,I used Holly Nance construction also in 2013, the did a full gut job for me, they have a property management arm and are doing investing downtown as well.

Price isn’t everything but you do not need to pay an arm and leg to have your carpets cleaned.

A pair of 2 pound hammers and a pair of safety glasses,/goggles and you can crack it any where you want. 

Likely it was rotten and removed for safety reasons.

Which means if you fail the inspection you did not care enough to make sure the home you are providing meets basic safety standards, and you thought some how it would not get caught.  

Did you initially have a 5 or 7 year ARM ?

The two opinions is a safety rope for you.You can do it.

Currently working for a medium-large California based property management company, a licenses real estate agent and hold an ARM certification with IREM.