I'm waiting for a company to emerge that can do it for $100k.

Louis so it could be totally different.We had to make 2 applications to the city planning department and also to the emergency service (fire, ambulance) they both had request forms and we needed approval from both prior to being able to move forward.I hope that helps in some way.

You might be able to save up the rest of the for the next downpayment and not need to use as much of the HELOC or use it for emergency situations. 

Looking for any and all references of reliable handymen/small job contractors able to take care of maintenance, emergency jobs, etc in Philadelphia.Please drop any contact info below, I would like to reach out to them!

The term Force Majeure shall include, without limitation, acts of God, plague,epidemic, pandemic, outbreaks of infectious disease or any other public health crisis, including quarantine orother employee restrictions, fire, explosion, vandalism, storm or other similar occurrence, orders or acts of military or civil authority, or by national emergencies, insurrections, riots, or wars, or strikes, lock-outs,work stoppages, or other labor disputes, or supplier failures.

There is no accurate comparison to be had in looking at ratio of STR too LTR; STR is still an emerging item/industry just graduating out of it's first years of infancy, just 10 years ago didn't exist and go back 5yrs ago and people were mostly asking what it was.

I will say this- never rent to an attorney.Attorneys are not a federally protected class you do not have to worry to much.These people are just trouble.I do not know what state you are in but look into what is considered a "habitable" home in your state.In some states in includes working AC, definitely plumbing, no mold, etc..Usually unless the issue is an emergency that threatens habitability you do not have to fix it right away.Usually it is 30 days to be considered reasonable.You need to get a report from your pest control that states that no evidence of rodents and provide it to your tenant.You may want to hire another company (licensed and bonded) to inspect your property and provide you a report of no evidence of infestation.That way you can provide both reports to her.There is no other way for you to determine the evidence of rodents as you are not a licensed pest control company, so you must rely on a third party.Also keep all your communications with her as she is responsible to notify you of issues not the other way around.Your tenant wants to intimidate you.For a future make sure not to let them live in your place and put a clause in a contract stating that tenant is responsible for pest control.If she gets annoying offer cash for key to her and get rid of her as she is the actual pest.I would basically make sure I did the steps above and ignore her if her rent ends this month.If your property is in a state with landlord unfriendly laws I would recommend to sell the property.Or at least consider it as it is hard to manage these kind of properties unless you have multiples.Your PM company does not really care much about you (small income); they want to get the money and not do much.They should actually have an attorney and provide you with the info.Do not get involved with attorneys as these people will empty your pocket to create income for themselves.

It sounds like the temp is being reset automatically at a certain time(s)Also, I would not like to be texted about this kind of problem at 3am...it's not a 3am kind of problem which I define as a 9-1-1 emergency like FIRE or FLOODING)

For my properties we make a list of emergent repairs upon purchase, and then a list of things to do when someone moves out.

I do NOT trim trees, but if a tree fell and it is more of an emergency to get it cleaned up, I can do it for you.