"Maintain in good and safe working order and promptly repair all electrical, plumbing, sanitary, heating, ventilating, air conditioning, and other facilities and appliances supplied or required to be supplied by the landlord provided that notification of needed repairs is made to the landlord in writing by the tenant..."

The flip side of that, is 1) if they're open 24/7, they're probably going to charge a lot2) if they're called out for a $3 plumbing problem, even for non emergency repairs, they'll charge $250, and 3) I need some safeguard from my tenant calling them for frivolous repairs, or from a tenant who is just purposely trying to raise my costs.What suggestions do you have, and how can I find a COMPETENT team of people, who are AVAILABLE when they're needed, and have reasonable rates?

In Millers Addition, near downtown OKCMultiunit 4plex apartment - (total 3626 sft per county assessor)Built in 1926 Main entrance opens to hallway with stairwell for the upstairs apartments, all apartments have an interior door.each apartment is 900 sft, 1bed, 1 bathmany updates have been done in the last 2 yearsNot sure about updated plumbing and electric, need to find out.4 car garage with 2 units over the garage - (1035 per county assessor)There are a total of 6 units.Main laundry somewhere on site, not in the units.Owner pays trash and water billrental roll shows 2 short term rentals which we would probably turn into long term rentals.

I like to concentrate more on electrical and plumbing being the stuff that keeps you up at night!

To buy a property at 70% ARV minus repairs would probably mean that you don't have working plumbing & electrical and you may even be living with mold or some other health hazards.

Nice area only one vacant of ~60 1/1 unitsmarket rent $850-$925$880 firmFees-->Repairs--->Rentpostlets,padlets,CL ad (photos, building, but specific unit#)screen over phonearrange a group showing for prospective tenantssmartmove.com ($25 app fee(Cash), $15 per additional adult)call 2 previous landlords and employersi must be notified before any service callno unauthorized work(no work for rent)clogged plumbing will be tenants' costinitially month/month least----------> 1st/last/ securitypayment by ach or deposit to bankdue 1st, late afterwards1 day grace$50 late fee after 2nd business day....$5 each day afterno pets/smokingmonthly inspectionmove-in report signedholding deposit prorated if longer than a week....carried over to deposit if lease signedrent history(no evictions, foreclosure on case-by-case)gross income 3x minimumwaterbed----> renter's insurance with me listed for payoutnot fish tanks or containers exceeding 5Galupon vacating: security deposit will be subject to move-out report and pending utilitiesthis will be a trial period, after tenant has a good track record with me then I will commit to a 1yr lease with all adults on lease jointly and severally(no more than 2)Let me know if i have missed anything, and I appreciate all who have taken the time to read this!

The house is slightly settling in the back and the plumbing is "iffy".

Sounds like it's probably the latter, but I'll "contact my qualified tax professional" to confirm :)And yeah, this is a 1.5, but luckily no plumbing upstairs, so that might decrease our risk a bit.  

It covers anything from appliances, furnaces, garage doors, plumbing, electrical, door bells, and much more depending on the plan you choose.

My problem, the other tenant is an attorney and threw out the following:As pursuant to the agreement on page 1 of 6, # 17, Maintenance:“Tenant shall professionally maintain the Premises including heat, air conditioning, electrical, plumbing, and water systems, if any, and keep glass, windows, and doors in operable and safe condition….”