@Bernard Chouinard I agree with @Larry Fried, if you have self-employment activity, you may want to consider a Solo 401k plan.

A good summary of the other things is that she has shown clearly that she never understood her own lease or the law, we have had to correct her way too many times.Now, for our move out inspection, which was on Fri, based on previous inspections, we knew that she would be very picky and treat us like we left the place a pig sty.

If the last owners replaced areas of piping with modern plastic,  then that might mean that there is a larger issue at hand. 

Larry Fried I appreciate the insight, thank you!

I live 40 miles away, so I called the owner of the biggest plumbing co in the city and he and 2 techs dropped everything to get to the property within 10 minutes of my call.I had put a garage outdoor access remote on the outside of the house.. they couldn't get in thru that because THE POWER WAS NOW OFF.Luckily i had put a coded door knob on the kitchen door that opens to the deck-- i gave them the code and they were inside instantly.The water heater was STILL SPEWING WATER full blast in a stream so strong it was hitting the second story ceiling and hitting the ELECTRICAL PANEL also located in the garage and that's what had knocked out the power .The plumbers immediately turned off the inside water main cutoffand sent me photos of the EMERGENCY SITUATION the pm so calmly let me know about by email an hour earlier.i fired the pm co that instant and got on the phone to STATE FARM (my HOMEOWNERS/rental policy dwelling ins co) all whiledriving an hour to the property.i also called the city's best WATER EMERGENCY REMEDIATION COMpany while en route.When i got there, the water was turned off ( finally)the drywall ceiling had fallen in, the light fixtures destroyed, the garage door opener plastic case was HALF FULL OF WATER and there were 1000s of mold blooms on every surface and hundreds of stacks of spiky growing black mold (looked like iron fiilings we used to play with in that game we all had as kids where u use a magnet and drag the iron filings around to put hair and a mustache on the bald guy cartoon photo) the mold spikes were 1.5" tall on the wood railings and stairs going into the house, on all of my beautiful built in wooden garage shelves--- what a mess-- like the streets of Beirut after the bombs went off.and I don't have allergies -- but i could not even STAND inside the garage because the WET MOLD MILDEW SMELL was so strong it instantly gagged me and gave me a headache and i couldn't breathe.So here we are on Jan 17 and now i know that the BEST rental dwelling policy does NOT COVER MOLD REMEDIATION AT ALL ( so far $14,000) but it does cover water damage with a $2500 deductible...

My advice, shoot for the high end docs (surgeons, plastic etc).  

I'm visiting KC next Tues-Fri and looking to meet up with other full time fix n flippers in the KC area while I'm in town.

Plastic film is a quick band-aid that is cheap to use as well. 

Think - Hazmat suits, work site containment and lots of white plastic bags.

The other software I have experieneced is Rentmanager, and I have yet to figure out how to be notified when rent is posted.Oh, and I highly recommend a visit to Memphis, to both meet the team, as well as seeing the area and neighborhoods (plus enjoying some fried chicken and waffles or ribs).