What better way to communicate to the people who need it that you have a maintenance emergency?

My emergency fund is making me nothing!

In a perfect world, I would have documentation of every inch of everything prior to move in, but I don't.Also in a perfect world, we would do a walk through together at check out, and iron out all the issues on damages, but he didn't show (well some sort of "emergency" prevented him from showing) and took an extra few days for him to remove his boat and firewood, left trash etc...Now regarding the damages that I am claiming that the ex-tenant caused, he is saying those were existing damages and he knew nothing of them.

Hi,I have been reading the posts and have set aside money for an emergency funds for our rental properties.

Having said that, we also are clear about what maintenance we are responsible for (that includes major things like roof leaks, plumbing, appliances, etc) and our PM company has a 24/7 emergency phone line. 

Black swans can emerge with no warning.I work hard at not having an opinion on what will happen.  

The U of Florida has an "Emerging Market Report" they produce every quarter that gives CAP rate trends in all the markets in Florida.  

The main advantage to me is being able to honestly tell owners and tenants that we have a 24 hour maintenance line for emergencies. 

My favorites:David Lindahl  - "Emerging Real Estate Markets" and "Multi-Family Millions"Ken McElroy - "ABC's to Real Estate Investing" and "Advanced ABC's to Real Estate"Paul Moore - "The Perfect investment" I also like podcasts - Joe Fairless, Michael Blank, Blogs by David Lindahl are good (rementor.com)Also researching marcus & Millichap, Cushman Wakefield and overall market is a great way to lean numbers.

If this situation is not an emergency get 3 reputable plumbers out to give you a quote.