If so, get an attorney to file a complaint at the state board and have an attorney notify their errors and omissions policy. 

Kisses 🍆 lol a few years ago I had a wanker in town file a complaint against me for the language I use...I won, he lost.

What I have saved would ideally go to filing an LLC and earnest money when I get properties under contract.

Since she is already willing to go to court I know she wont actually leave or pay rent but I want to make sure She cant say on court that she didnt pay because she didnt know how much to pay.2- On November 5th (because thats the date of the notice to vacate I put in because I thought I had to give her 30 days and I wanted to be nice) I will file for eviction.The issue is that I know the previous landlord used to pay the eletric for the house, though the lease clearly states is the tenants responsability.

We may file small claims as it’s only $20 to file plus having someone deliver the paperwork to the tenant.

@David GeorgesonYour PM is not responsible for this and I can pretty much guarantee you their agreement will state this.Unfortunately you as the homeowner are at the end responsible and I would notify your insurance company to put them on notice to file a claim depending on the damage.

Court filings to evict tenants across Maricopa County, home to Phoenix, hit a single-month record of more than 8,000 in January.

That way they know you are serious, and if they don't end up moving out there's no further delay on filing to start an eviction proceeding. 

@Cynthia Leite Not sure how to attach a file here so I just sent it that way, let me know if you'd like to have it via email.

It contains hundreds of files such as ebooks, checklists and spreadsheets for real estate investors: https://www.biggerpockets.com/filesGood luck.