Can you post your numbers here for review?

Interesting, I was reviewing the HUD reports on most of the properties in my area and 75% of them had failing plumbing inspections and all were documented like the example I gave above.  

Ps, do we need to have an attorney or someone of the legal nature review the contract before we can use it?

I was reviewing and see that in the last 3 or so years, the  calls I've gotten from tenants are 60 % related to appliances....example, Ice maker is not working, fridge is leaking. 

Hey everyone, just upgraded to PRO today!! Can someone give me a quick eyeball test on this?Last month, I found a 5-unit, but everyone talked me out of going commercial on my first deal. So, I found this triplex on Cr...

I wanted to write this review because of the great work Jose did in installing our boiler at a fast(one day) reasonable rate($2600 for boiler, delivery, install, and haul away).Our 30 year old Utica steam boiler finally went last week, and I was searching Angie's list and craigslist for someone to replace it.I stumbled on Jose, who was offering a 5 year old Clean Burnham 175kBTU gas fired Steam Boiler for $1250.

Direct the tenant to review their Tenant's Insurance policy.

Check out the various meetup.com gatherings in the Baltimore area, talk/meet with landlords in your target areas, listen to the awesome podcasts, tutorials, and review the books/webinars/tutorial here, continue networking, find the ever elusive balance between your regular career and real estate, and you will be on your way. 

As for rentals, your not in the SF or NY market, those are high demand crowded places, where there is a sort of monopoly on the rental market as homes here in CA are outrageously priced.  

My gut reaction is that it probably isn't worth the time and the headache for a possible $500 recovery if the PM won't work with you amicably and out of court, even if they did breach any PM agreement (believe me, I spent more than that learning my lessons about ineffective PMs so consider yourself lucky) but do review them on Yelp, report them to Better Business Bureau, etc. to help the rest of us.