All change orders should be discussed (contractor should explain what additional work is needed nd why), quote it and then have you sign BEFORE said work is started & completed.Doing things in writing protects BOTH parties.

We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

These folks have shown they're not willing to behave reasonably, so you need to protect yourself.One question: You said the property was supposed to be delivered vacant but was not.

There is a lot of development going on, and sure, while portland the city has strong tenant protections the surrounding metro area (and beyond) is different. 

As a consumer, you’re protected for sake of mortgage shopping.

We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

Just find someone that you can trust and do whatever you can to protect your interest. 

Legally consult an attorney so both are protected. 

I decided that 10% and retaining cash was a better decision than suffering a relatively small PMI expense. 

We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.