As a property manager myself, I would agree with others, your PM company is lacking and you should investigate further if you decide to continue using them. 

That's how most laws work; they are written for the lowest-common demoninator.Instead of registering every single property and inspecting them, I think they would be more successful setting up easy reporting systems and investigating Landlords that are reported for violations.

At best, she is operating outside the scope of her license and could be subject to investigation/sanctions from the state licensing boards for both construction (operating without a license) and real estate (operating outside the scope of her license) - This may actually be your best leverage to get her to refund some or all of your money. 

Hi everyone. I’m starting out as a new-ish investor. I had bought a duplex to house hack in and it wasn’t a good fit (didn’t really know how to analyze a deal at the time) so I sold it during the peak of 2020 and bank...

We were going to sell our current primary residence, but are having a hard time doing it with interest rates in the 6%+ range, so we decided to give rental a shot.Last it was appraised at 460k, our mortgage is on a 15-year fixed with 2.75% interest.Monthly payments (incl. escrow for tax and insurance): 1830/mo Property insurance will go up $500/mo as soon as we don't have the homestead exemption.In my estimation, we can rent it out for $2100/mo and will have to put in new carpets and a fresh coat of paint.We tried listing the house for $450k - no interest.

I felt all these issues were too much for me address with this tenant and the changes I would need to make would be too great for someone who is used to not living under lease and I can’t imagine asking her to get rid of her cats, so I wanted a fresh slate and renovate, get new tenants, I can vet, that can pay market rate, don’t smoke or have animals.

If you find areas of concern (plumbing, electrical, etc.) then you may hire a specialist to investigate further. 

It's decade appropriate, durable, and would also make it look fresh as it happens to be trending.

I'll ask my RE agent if he can investigate the reason in the meantime though.

I am so fresh to the scene but I have a vision that I must see through.