I NEVER pay for these bids and I expect them to be accurate and all inclusive.

In most cases the inclusion of a seller carry-back note with a 1031 Exchange will work if there is sufficient pre-exchange planning to ensure the availability of the proper liquidity to fund the transaction. 

Everyone expects the laundry facility to be covered by rent, so it's not going to work.Besides just water, you also need a dedicated water heater for it, you can't teed off the hot water from a unit, because then that tenant is paying for the electric or gas to heat the water used by everyone.I am not sure it's cost effective, and even if it is, I believe the trend is towards more all inclusive in general. 

Option 1Flat Fee (ALL INCLUSIVE INCLUDING LEASING FEES) Only paid if rent is receivedSingle Family, Town-Home, Condo, and Lofts: $125.00/month Flat FeeDuplex: $115.00/month, per unitTri-Plex: $110.00/month, per unitQUAD: $105.00/month, per unit5-10 Units: As low as $95.00/month, per unit11-30 Units: As low as $85.00/month, per unit31+ Units: As low as $75.00/month, per unitOption 212%-15% of Monthly Collected Rent (ALL INCLUSIVE INCLUDING LEASING FEES) Only paid if rent is receivedOption 3 Traditional setup8% of Monthly Collected Rent1 Month Leasing Fee - Paid when new tenant moves in1/2 Month Renewal Fee - Paid if lease is renewedIf you were to hire a property manager, which fee structure would you like better?

But buying and holding real estate, liens, notes etc is NOT transacting business.In the case of Memphis our advice came from the Tennessee Secretary of State:The Tennessee Business Corporation Act (TCA 48-11-101 et. seq.) does not define “transacting business,” but does provide the following non-inclusive and non-exhaustive list of activities that do not constitute transacting business in Tennessee: Maintaining, defending or settling any proceeding, claim or dispute;Holding meetings of the board of directors or shareholders or carrying on other activities concerning internal corporate affairs;Maintaining bank accounts;Maintaining offices or agencies for the transfer, exchange and registration of the corporation’s own securities or appointing and maintaining trustees or depositories with respect to those securities;Selling through independent contractors;Soliciting or obtaining orders, whether by mail or through employees or agents or otherwise, if the orders require acceptance outside Tennessee before they become contracts;Creating or acquiring indebtedness, deeds of trusts, mortgages and security interests in real or personal property;Securing or collecting debts or enforcing mortgages, deeds of trust, and security interests in property securing the debts;Owning, without more, real or personal property (including, for a reasonable time, the management and rental of real property acquired in connection with enforcing a mortgage or deed of trust if the owner is attempting to liquidate the owner’s investment and if no office or other agency, other than an independent agency, is maintained in Tennessee);Conducting an isolated transaction that is completed within one month and that is not one in the course of repeated transactions of a like nature; or Transacting business in interstate commerce.We have set up hundreds of clients in 9 countries so we make sure our advice is good.

If the Tenant didn't cause it, then it could be a sign of an underlying issue with the property such as a slow leaking pipe or fixture, the roof leaking, the basement leaking, etc and you will want to have those issues repaired anyway to protect your own asset.While a normal Property Insurance Plan may not have a Mold inclusion, you may want to see if there are other plans available such as a Flood Insurance Rider that may cover Mold and related issues that the base policy does not...again, the cost of being a property owner.Worst case scenario is Mold is found and you, as the property owner, take care of it and the tenants are happy campers...all part of being a Landlord.

All inclusives are cheap and so people coming for a week or two often pick that rather than rent.

I was hoping the inclusion of all of these will show estate representatives that I can offer numerous services if reaching out.

I would then use an all inclusive trust deed (wrap note) to sell the property to the co-worker at higher interest than the note with the original seller. 

This isn't inclusive but should give you a good start.