Once they are served a Summons by a Sheriff's Deputy, they pack up and leave.Fewer than 5% of all tenants try to fight it and they always lose in court because I have everything documented and can prove my case, while all the Tenant can do is ramble about how bad I am without any evidence to back up their case.

I would encourage you to have backup trades.

However as a PM, that you already know you are dealing with a tenant who has a history of missing appointments, would it not make more sense to back up to provide a better service to your customer the investor? 

Sent a plumber out who found $5000 worth of work (water main valve leak, hot water tank leak, HVAC condensation pipe removed, main line back up from laundry).

When he's booked out, Gerardo with Supreme Home Inspections is a solid back up option as well. 

Seller isn't going to give a credit they have backup buyers calling. 30 gallon water heater $700 to replace including installation // a 50 gallon $2000 // tankless may be cheaper and take less space $800- 1000

I assume you have a criteria you are looking to meet and you bought with a back up plan.

Are there any patterns and do you have battery backups for your sump pumps.  

Reached out to the Listing agent to put in a back up offer and turns out the same day the previous interested party backed out the same day.

I was wanting to see about starting them back up and wanted to see if there is interest in a Galveston Island meetup.