I remember a buddy who once represented a client in the Santa Cruz Mountains.. this client turned an old barn into a shared art studio and invited local artists to rent the space, which ended up boosting inccome in ways they never imagined.The Redwood market can be tricky because of environmental restrictions, zoning quirks, and limited inventory.

As a landlord, you are representing yourself to the public as a business. 

It is amazing how many times I have seen the cash flow represented as rent - PITI and to compound the issue they did not realize the ADU would increase their property tax.   

If you are not representing the seller, you can't list it on the MLS. 

Corporations, S-Corporations, Partnerships and trusts must be represented by an attorney you cannot represent yourself.

Now there is danger in that of course 1. you can miss something  2. when you go to resell if the title companies representing the bank or new buyer dont know you and they are not title company prepped deeds they may refuse to insure the next transaction as they may think the risk of title fraud is too great to take it on.  

You should have an opt-out of the contract too, so if there is anything that you are not being represented correctly on you can opt-out of it as well. 

If you haven’t already, try escalating the case and requesting a senior representative to review it.

The promise for the prospective agent to represent every flip from the buy side to the sell side is only as valid as the agent's due diligence and work ethic, and trust would need to be built in the process. 

In my 25+ years of representing clients before the IRS, not once did the IRS ask to prove that the payments were actually made by my client.