Eventually I hired my own HVAC and fixed it for good.There are many other occasions where they would not communicate with me nor tenant on getting certain issues addressed like leaking sinks (which damaged the cabinets and had to be replaced), broken ac, etc.At what point do landlords have grounds to sue a property manager?

The house is 3200 sq ft, 4 /2 that needs a medium reno ( new paint, flooring, bathroom vanities, and kitchen cabinets).

Other things like painting, replacing cabinets, tiling, can be a DIY and you can save some money that way.If you plan on buying a Mulit family, your only real low money down option is FHA 3.5%.

and payoff in 10 years or lessCons for Cheap:  Outdated interiors, questionable insulation (I HATE getting calls in the middle of winter re: cold house-and this is on my old stick-builts); plastic sinks, cheap cabinets, and the inevitable nuisance repairs-even after rehabbing them. 

Caught the leak quickly and my cabinet was not damaged. 

These usually start as a dripping pipe under a cabinet that a tenant doesn’t notice (or report) which grows into a larger issue over time.I’ve been reading about various water sensors, remote water cut offs, humidity sensors, HVAC sensors and so on, and am interested in using these.These seems like good long term costs to endure for a long term landlord.

I have done demo work,  flooring installations, tiling, drywall finish, using miter and table saw to cut and install baeboards and window sills and building picture frames with scraps, .I built a bar cabinet, an island cabinet around a center island stove, I have ran packer machines that compact the dirt in a foundation before the concrete is poured.Of course painting and sanding and varnishing...replacing electrical plugs and receptacles, hanging light fixturees, replaced plumbing pvc, used all sorts of power tools and saws and LIKED IT!...

Setup your office to where you have file cabinets to hold your tenants records.  

"Looks like the kitchen will need some new cabinets"!!

Cabinets.