This makes me think that the pipe may have been cracked  near the beginning   of my lease.- Basement was flooding, was due to a  hole in the kitchen faucet.

Break any of those rules and a good attorney will "pierce the veil" and you LLC is as protective as a screen door on a submarine.

Also learned a LOT about how to screen and manage tenants and contracts.

I removed the enclosed porch screen door and installed a more substantial door (as the porch wall was one the exterior walls to the pipe).

A frozen and cracked boiler, heat lines, and domestic water lines could set us back 5-10k depending on the severity of damage.   

The duties of a typical property manager include collecting rent, arranging maintenance, enforcing apartment rules, dealing with 3 am plumbing calls, conducting inspections, completing repairs, paying bills, advertising vacant units, screening tenants, etc. 

These systems are free for a certain number of units (I think 75 for TenantCloud) that allow you to market your rentals, screen applications, keep tenants and leases straight, auto email reminders, track maintenance, and more.

As far as screening tenants, keep in mind that a new law goes into effect this month that limits background checks in Cook County / Chicago.

Let me get this out of the way, the title was just to pull you in with those angry thumbs ready to roast the screen.

Ex: hardwired/interconnected smokes, window screens and blinds, exterior paint, etc- ARV - your ARV of $110 seems pretty accurate to me, but definitely a good idea to connect at the meetup with others that have had appraisals done and see what their appraisals are coming back in at.Good luck and hope to see you this week at the meetup!