@Gage Green Sounds like the plan is being built piece by piece nothing wrong with that going through a similar thought process on my next investment property as well.

Hope I'm not in the wrong place for this! 

That would feel wrong. 

Many people didn’t think I would see value gains, but I think I’ve proven them wrong in this market for sure. 

This electricity problem could be one of many things going wrong.

@Tim Shi I use 5% as the figure when calculating on a purchase but then once I own the property I just build up a big reserve to work from in case something goes wrong.

If I was wrong in correcting that, I apologize.

Nothing is wrong with checking to see if things are in line with your expectations.

Glazing, when done wrong is an endless cycle and a money pit. 

We don’t know anyone in the area, but you might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesAdditionally, don't treat property management like a commodity and just focus on the lowest price!