I am not sure how to find  trust worthy turn key property managers who can really deliver the results.Any help is highly appreciated.

So if you buy, then make sure the title is good.I'd be inclined to put them under contract at your price with the seller delivering marketable title.

One thing you will find is that even though MSP has higher prices, it delivers higher returns.  

Wouldn't you guys like to have a wholesaler that could provide you the confidence you're looking for and deliver this type of information. 

They knew there would likely be no returns for a while, so hopefully I can deliver on the end goal!  

Postman goes to deliver the mail, they will either pull it out and trash it or they may just pile everything on top (depends on their work ethic).

Please make checks or money orders payable to xxxxx  and deliver to xxxxx or such other place as Management may designate in the future.

A little bit higher cost, but they deliver and try to provide value-add every step of the way.  

The properties will be delivered vacant in case it matters.Another question - aside from rent control, what are the current legal requirements (licensing, registration, approvals, other requirements) for the above three scenarios?  

You can research the current rate of houses in that area.As for your buyers agent, If he did not deliver he should not get paid.