The reality is that you would have to sue them, pay your own legal fees, and then most importantly "prove" that the owner above you was negligent. 

This structure gives the investor a chance to get out of the ARM with little or no penalties after year 2 (1% is almost negligible in most scenarios) and essentially gives a 3 year window to refi before any adjustments ever occur.

The repairs were minor, so it’s negligible.

Private residence" means the part of a structure used as a dwelling, including, without limitation: a private home, townhouse, condominium, apartment, mobile home, vacation home, cabin, or cottage.Damages and Negligence.

It seems to me that this is gross negligence on behalf of your property manager.

I don't think there is a right or wrong answer, since I don't think there's much of a downside of doing it.Personally I don't do gifts because (1) at a certain number of doors it's going do be a hassle. (2) it creates the expectation that I'll be giving them those things every year. (3) I'd be willing to bet the benefit of giving gifts/cards is negligible when it comes to tenant retention I think the best thing you can do to keep your tenants happy is to be a good landlord and that will help with retention of your tenants. 

That’s definitely gross negligence and you can lose everything.

You could not say you did not know  you would be sued and have to pay a whole lot more for being negligent.

As far as the domestic animal damage mentioned, I think they would challenge the insured for negligence because there was an opportunity for the dog to "Find their way in".

If the pool doesn't have a fence around it, that's a slam dunk gross negligence claim, and as a result, your insurance company will likely not cover it.