They just are not proactively advising a permissive right has been triggered. 

Just have not pulled the trigger yet.

The generic paperwork you get from title will guarantee compliance with the GFE's but it can't be customized.

If we can walk away, what are the necessary steps for us that are to make sure we are covered from a legal/compliance standpoint? 

They undergo regular training and stay updated with industry trends, laws, and best practices, ensuring high-quality service.Access to ResourcesNARPM provides its members with educational programs, legal updates, and networking opportunities, enabling property managers to handle any situation effectively and offer informed advice.Efficient Tenant ManagementNARPM property managers excel in tenant relations, from screening and lease agreements to conflict resolution and evictions, ensuring stable rental income and minimized vacancies.Legal ComplianceNARPM property managers are knowledgeable about landlord-tenant laws and regulations, ensuring compliance and protecting you from legal issues.Maintenance and RepairsNARPM managers have reliable contractor relationships, ensuring timely and cost-effective maintenance and repairs, along with regular property inspections.Time and Stress ManagementBy hiring a NARPM member, you delegate daily management tasks to a professional, saving time and reducing stress.Financial ManagementNARPM property managers handle rent collection, accounting, and financial reporting, providing detailed and accurate financial statements for informed decision-making.Marketing and Leasing ExpertiseNARPM managers use proven marketing techniques and platforms to attract and retain tenants, ensuring quick rentals at optimal rates.ConclusionChoosing a property manager is crucial for any landlord.

Is everyone still having good results with SMS with all the changing compliance issues?

If this ever becomes an issue while you're in a deal everyone invested will have to pay out a share of the compliance costs to get their investment entity legal with the SEC.  

Welcome to BP Eric, Also a NOVA resident who is looking to pull the trigger on my first place(primary residence first of course).

Leveraging my expertise in property acquisition and renovation, I guided the client through each step—from identifying the ideal property and negotiating the purchase to overseeing the conversion process.The conversion involved reconfiguring the existing layout to add an additional rental unit, ensuring compliance with local building codes, and maximizing space efficiency.

Looking online and running numbers when you aren't looking at anything in real life will never give you the confidence to pull the trigger.