This law was enacted last November because of the mayor's "housing state of emergency."  

But compared to the $1,000 (or $3,000 with water extraction damage) emergency repair, that's a good deal.

Once the transition is made, I would follow up with an informational letter to your tenant regarding who to call for emergencies and where to send or how to pay the rent.

Maybe its just me or the area I'm from but most stuff on the MLS never really hit high marks way before the interest rate hikes. 2, 3, 6 or 10 years ago in the DC area if a newbie was hitting the MLS looking for that rule to work, if ever it emerged (slim to none), you had thousands of eyeballs all over the nation looking at the same stuff.

The only upside with the bonds besides the guaranteed returns is the level of safety by having the money liquid in an emergency.

Owning, managing, arbitrage, or anything else is very risky if you don't have a cash reserve and/or an income to use in case of an emergency. 

You’d be able to find a nice multi-family house you could get into with 3-3.5% down and have a bit left over for emergencies as well as improvements to the property to increase its value in the first year of owning it.Again, this is completely my opinion.

If the price for the new fence was high, they should require your approval before fixing it (unless it is an emergency and a fence wouldn't qualify as one). 

If you aren't sure how to screen, I would guess you don't have connections in that market if an emergency were to arise either.

Once more piece of advice, make sure you have a healthy emergency fund.