@Rob HoffmanIf the rep cannot give you anyone that has used it that is a big warning sign.

I have a few I can recommend if that would be light.

Finally I add value to properties including fresh paint, new light fixtures, smart locks and even adding a kitchenette of laundry room if the landlord agrees that it will add value to their property to create a "second unit" out of a bedroom suite with a separate entrance. 

I would definitely be open to them keeping 10%(ish) of the late fee as would be customary of a typical rental income fee.Anyone have experience on this or can shed light on best practices for PM/owner relationships? 

Light Reno - 20k.

Neither the agent, NOT the lawyer representing the buyer warned the buyer of what written notice to complete before the finance contingency was up.7.

Quote from @Sam Hendricksen: I would issue a written warning that one more violation and you'll terminate his lease.

New insulation across first floor along with sheetrock, Alexandria Moulding trims, primer, and two coats of eggshell paint (1,100 SQFT).Installation of 15 ea. 6" recessed lighting cans across first floor with pendant lights for the dining room and over the kitchen counter.

She has the internet, light and water bill under her name only.

I really like this kitchen, especially the LED under-cabinet lighting and the counter tops.