., condition of the property, age of mechanicals, roof age, asphalt age etc, that's what should determine your cap-x not some random guess %.

While setting up a preventive maintenance appointment in early March, the tenant calls me and says 'my sister has been living there and paying rent.

For example, for asphalt shingles a contractor told me that need not pay for brand name ice guard and which underlayment as long as what is used meets astm standards. 

I thought I was done but find myself to be the one to prevent my PM from having to call an electrician then a plumber to replace a stupid hard-wired garbage disposal, or any licensee to swap a light fixture, wall heater or water tank. 

It is there to prevent lawsuits for small medical bills.  

Everyone else on your team will be transaction-based and not really involved after a purchase.We're in the Metro Detroit area, so you may want to follow our blog here on BP, but at least read the following posts:How to “Screen a PMC Better than a Tenant”: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesIn our experience you will need to:1) Learn to "Maintain to the Neighborhood", not your personal standards2) Tenant-Proof everything you can Hard surface flooring, not carpeting (too easy to trash) Same basic paint for everything No garbage disposals for them to break Only spring-type doorstops also with plate on the wall Glue rubber mats under sinks to prevent water damage Sheet aluminum on walls around stovetops, for easy grease removal Towel racks - screw 1x3 to wall studs, then screw rack to that Install low-profile downspout ext, not aluminum that always disappear Plan on cleaning gutters and leaves up in the fall as tenants won't Avoid garage door openers3) Have a great application screening process: Check credit for evictions & convictions, utility collections Focus on employment/income stability Require bank or debit card statement - you'll be surprised what they spend their money on!

The latest attack on good landlords proposed in the New York Legislature:Forcing Rent ControlProposed bill would prevent a landlord from evicting a tenant for non-payment of rent if their rent rose by the greater of 3 percent - tenants would have the right to argue in eviction proceedings that said rent increase wasn't "reasonable." 

Seems this can be considered more of a preventative maintenance type of measure than a necessary thing at the moment.I also had the PM reach out to the contractor to requote with the option of just going with replacing the entire furnace itself and it looks like that may be viable as well as the cost was near the cost of replacing the damper like ~$4500.

The cap would prevent the assessed value from increasing more than 10% from the previous year’s assessed value and would remain year over year providing no change in ownership, etc.

How can one prevent issues from lead?