I try to handle the situation to avoid further issues down the road. in your instance i'll put some fans on to dry the area and continue to get a repair man.

@Nathan Brennan landlord should definitely repair.

For example, one person may be the leasing specialist while some one else deals with the day to day collections and phone calls.

It used to work wonderfully because I could bounce from computer to phone and not lose my spot.Fyi Youtube is also a good workaround . 8 times out of 10 it saves my spot between computer and phone.  

I had factored in repairs, closing, no commission due to no real estate involved....What would be considered a better spread?

I want to eventually rent out my SFR but need to make some repairs. 

Not in a flood zone fema will only give her 26k or so to repair.

I don't think for 3% you would get a return phone call from the PM company

Part of our california broker rules is that we are not allowed to discuss pricing, but I can give my recommendation to have a very detailed mgmt agreement in place with your owners  who takes care of Insurance payments, claims, repairs, tenant issues, HOA violations,  When do you pay the owners> Do you keep a reserve from them to pay for repairs?

Even though I am not the original owner, should I not be covered for any potential repair costs?