There is something legally and or factually incorrect in almost every paragraph of your post.Good luck.Please cite any inaccuracies in my post.Furthermore please cite any instances where a court has ruled wholesaling illegal.

The result: too much free rent in your head. 

This song is stuck in my head " Mr. and his pitbull".

the bigger company is going to cost more more over head, and maybe I am a penny pencher I would get it repairs for 475 the summer is almost over if it works your able to keep your 5500 in your pocket for another year and use 5500 to work on something else.and you still have the # for the install crew and most of the time they can install in a day if it goes down .

I am not certain at this point as to handle it, but I am definitely headed in the right direction. 

It is really important that you understand this, and wrap your head around it.Now I'm not going to tell you to immediately fire your PM.  

If you're interested in looking for something in Ann Arbor (the most expensive college town around with rents starting at 1500 and heading upwards to 3200) then contact me.  

I will keep you guys updated as it heads toward closing.

I'd like to include it in my leases and head off an issue that is likely to come to a boil when the presidential election heats up.

@J Scott hit it on the head - if you want a good, reliable contractor expect to pay dearly for it.