If you cant find anything, you might get lucky and find a part of your yard that stays soaked all the time, then thats a good indication you have a broken pipe underground.

My thoughts are to them slap them with a 3 days notice after they don't pay the full amount.My PM calls them 'great tenants', despite the fact the backyard literally resembles a tip, there is a rusted, broken down car in the front yard and they generally pay rent mid month or when they feel like it.Landlords in Miami are so scared of eviction these days as it takes months to evict tenants.

Once you are in, you will have access to find a trustworthy person in the location's Rotary club where you want to have your rental property who will be able to help you out with the local needs you have regarding collecting rent and renting out the property and fixing broken toilets.

As much of a broken record as I may sound, I can't stress enough how important it is to take this to accountants & financial planners where you can divulge your entire financial situation & they can layout multiple tax-efficient solutions.

After we tossed the garbage and ripped up the carpet and linoleum this is what we have: both bedrooms have water stained hardwood floors, bathroom and halway floor rotted, mold around bedroom windows, 6 of 8 windows are broken/damaged, duct work for HVAC is damaged.  

@Brandon Turner Most renter's policies cover water damage due to broken pipes, overflow, etc., but like homeowner's policies, flood coverage will need to be purchased separately...My $0.02...

Also I sit here with a broken garage door motor, yet still hve the other door working fine, whereas a single door I would be without any functioning garage door.

Sometimes is does not matter what is right or wrong when the process and people are broken.

If it goes to court, what percentage of the time does the landlord prevail in these cases over a broken lease?  

I like to take something that is broken, buy it, fix it, make it nice, and let others enjoy it for a modest price.Satisfaction in providing nice homes to people who need one because they incurred unusual life circumstances, but still want to be proud of the place they live in.