Once mildew is found, we schedule a time to go out, kill the mildew with a bleach solution, then repaint it with mildew resistant paint.I have tried to pass down this expense to my tenants, because after all, the damage is caused by their negligence.  

And my difference in response rate has been negligible between using stamps and the permit imprint indicia.

(None of their property was damaged and the freeze was not due to tenant negligence). 

That would have killed the deal I worked so hard to find and he knew it.It was odd that he would be so negligent in getting them the paperwork in the first place because he would say to me on a regular basis 'If you say you're going to do something and you don't follow through, you'd better be dead or unconscious.'7.

I’m looking to sue using the “Pierce the Veil” law to uphold the owners for negligence of management services.

If they are negligent, they should be own up to that and eat the cost.Remember: cheaper management doesn't mean you'll make more money.You can start by going to www.narpm.org to search their directory of managers.

Unfortunately I left about $2000 in inspections/fees etc on the table, but they are negligible in the scope of things.

It’s irresponsible to the point of negligence to manage property (even your own) and not know whether your lease conforms to local laws.

By analogy, this would be like having airplane passengers wear parachutes instead of focusing on what it takes to keep the plane in the air.I think a better way to protect your equity is to:Maintain the condition of your properties and operate fairly and ethically with constant regard to the lawPurchase insurance to cover any inadvertent negligence and/or simple bad luckVest title in a business entity that fits your partner, business, and tax strategyGood luck on your purchase.

BUT we sold the place to an investor friend who did the repairs & the tenants still there paying on-time (we hold the note & she direct deposits) but dog is long gone.I avoid any flooring below 12mm but negligent surface damage is going to happen regardless of the product.