Call the police at the non-emergency number and explain the situation.

Lack of transparency and communicationInconsistent or poor quality maintenance and repairsInefficient or slow response to emergencies and maintenance requests

I also make it clear to tenants at signing, the only things that typically qualify as "emergency", is water running out the front door, or smoke billowing out the windows.

I would prefer to not use all of my liquid cash in case of emergencies, maintenance, etc.

Additionally in our lease agreement we outline that they need to communicate through Email unless its an emergency, then they can call or text. 

The conclusion I've reached is that ABQ is poised to become an emerging market.

Hey! Investor here in Baltimore, MD from SC. I’m a Civil Engineer and general contractor as well. My partner and I have house-hacked and created a small rental portfolio. I’m eager to get to work with others here in t...

Budget for that or better yet get them done early on if they are close to end of useful life and save yourself expensive emergency heating repair6.

Don't get me wrong all my properties are appreciating as well (Yes, Texas is one of if not the strongest in that, and if you got the means go for it, but there are other good housing markets with again higher cash margins) as I also didn't get into real estate to loose money over all and my properties are all located in emerging or stable markets. 

$80/hr for any emergency calls outside of the normal business hours of 9am-7pm, with a 2.5 hour minimum charge per visit.Agent Liability.