In her defense she has helped me the last 2 weekends clean the new rental.    2. 

But in my defense I had started a major renovation (ripped the roof off and put up a complete second floor) of the farm and I was doing a lot of the finish work, specifically all the tiling and painting.

I cold call at least 2-3 hours a day, read a bunch of books about real estate, look on globest.com every now and then.Speaking of which, wondering if anyone here has ever gone to a CRE networking or conference.

I met one of the owners at an American society of Home Inspectors conference.

This is one of my top concerns.What about putting money aside (assuming available from cashflow) for repairs / capital improvements in a separate fund that is distributed to the partners at the close of the deal.If not enough there, then repair costs would be distributed amongst partners with relation to their equity interests.Third line of defense is if I am not liquid at the moment, to use a low interest business line of credit set in place for contingencies.Also, like contractors that spend around 80k in providing a bid, due diligence is the cost of doing business and think it should be in overhead.

I am not throwing out blanket defenses of the city and it irritates me when I see people throw out blanket condemnation of the city.

And knowingly renting an illegal unit leaves very little defense.  

Their defense may be that they don't have to disclose hearsay, your telling them doesn't constitute a deficiency existing.

Looks like a great conference.

There should be a clause in the property manager's contract that says they must confer with the owner for repairs over a certain dollar amount.