I can connect you and she'll share some tips for sure.   

The husband is now trying to buy the house with his wife and kids still living there.

I'm a realtor who have had his license for since 2019, but haven't bought or sold a property for anyone yet.

Account Closed- thanks ...PM firms will factor in drive times if they are close to property ..if you arent  satisfied  with their responses -  shop for a new PM firm and  if you do - maybe  ask this exact  scenario to  them and see what they reply with 

His primary home is also in it's own revocable trust.I don't believe he has any asset in his own name, everything in separate trusts.I believe on each trust he is the trustee with his son as the first named beneficiary.He also carries A LOT of insurance, uses a top property management company and all of his properties are in higher-end areas.I was curious, if he's involved in a lawsuit related to one of his properties - I know the trustee has to be identified and usually the target of the suit, but are the properties in his other separate trusts protected.

My offer is usually based on his original estimate of the cost of repairs.

They argue that it is my responsibility for bill because of the scale build up and sludge.

I’m working with them now for the first time and my taxes are 1 month late so Ive started to collect interest on any balance owed at their fault.I submitted all of my paperwork 2 months ago on the deadline as requested and I haven’t even seen a draft of my return.He’s trying to tell me since we filed an extension we have more time to file but I know that an extension gives you more time to file, but not more time to pay so anything I owe is collecting interest penalties that I’ll be responsible for as I continue to sit and wait for something from them.smh.

Thank you so much for your response and trying to help. 

I want to require my renter to purchase renters insurance and add it as a condition of the lease with any damages to the property to be made payable to the home owner if the tenant is responsible for causing the damage with say a fire or unreported leak, etc.