HUD had a transition in Asset Managers last month (Although the names of the companies changed the personnel remained the same but the Southwest region has gone form 3 to 2 asset managers with one company Sage getting the bulk of the listingsSaying that , it also appears that the pattern of accepting bids has changed.  88% still seems to be the counter range for most bids.

I can't tell you how many labor hours I've lost out on due to their lack of procedures and quality personnel. 

This would be my first time using a personnel lender and I'm just wondering what are some of the terms that you would put in a contract with a personnel lender or just any advice from a personnel lender or someone that has used a personnel lender before.

The following are possible answers with some possible conditions:1.Out of town owner – unfamiliar with current market conditions2.Incompetent to negotiate – power of attorney3.Passed away/executor of estate – quick sale, legal authority4.Real estate broker or organized selling entity – it may be overpriced.5.Bank officer or foreclosure agency personnel dept. – lower your offer6.Sophisticated lease optioning reseller/investor – big bad wolf!

But operating on such a large scale requires personnel in different cities and Im not sure if this is translating to KC, so i really want some input from people with experience specifically with that local team on a granular level

& Regs. r. 520-1-.07Legal/Regulatory Action: Rule(link is external)The Georgia Real Estate Commission has identified the following tasks that unlicensed support personnel may perform:Answer the phone, forward calls to the licensee;Submit data in listings to a MLS;Follow up on loan commitments after the negotiation of the contract;Gather the necessary documents for a closing;Secure public information documents from a courthouse or other public sources;Have keys made for listings;Install or remove lock boxes from listings;Create ads and promotional materials that are to be approved by the licensee;Place ads in newspapers, magazines and other publications as instructed by the real estate agent;Receive, record and make deposits – security deposits, earnest money, advance rents;Fill in contract forms following the instructions of the licensee;Monitor license reports and personnel files;Compute commission checks;Place and remove signs on/from properties;Order routine repair works as instructed by the agents;Pick up and deliver documents and keys;Schedule appointments on behalf of the licensee;Schedule inspections on properties;Schedule the dates for the mortgage application, the walkthrough before closing and the closing;Schedule an open house;Accompany a licensee to an open house or a showing only for security purposes;Perform maintenance works on properties.The Commission has identified the following tasks as some of the activities that unlicensed support personnel shall not perform:Make cold calls or otherwise contact the public for the purpose of securing prospects for listings, leasing, sales, exchanges, or property management of real estateHost open houses, kiosks, home show booths, or fairsPrepare promotional materials/advertisements without the review and approval of an affiliated licensee and firmShow real estateAnswer any questions on title, financing, or closings (other than the time and place)Answer any questions regarding a listing except for information on price and amenities expressly authorized in writing by the licensee;Discuss or explain a contract, listing, lease, agreement, or other real estate document with anyone outside the firm;Discuss the attributes or amenities of real estate, under any circumstances, with a prospective purchaser or lessee;Collect or hold deposit monies, rent, other monies or anything of value received from the owner of real estate or from a prospective purchaser or lessee.Discuss with the owner of the real estate, the terms and conditions of the real estate offered for sale or lease;Collect or hold deposit monies, rent, other monies, or anything of value received from the owner of real estate or from a prospective purchaser or lessee;Provide owners of real estate or prospective purchasers or lessees with any advice, recommendations or suggestions as to the sale, purchase, exchange, or leasing of real estate that is listed, to be listed, or currently available for sale or lease. 

I always thought if you hire a property management company, they have their own employees and the owner of the building would not be paying benefits/any additional salary to their admin and/or maintenance personnel?

Sometimes that is the cleaners or security personnel. 

They have contracts with hospitals to place hospital personnel.

Also, once you do get a property manager/management company in place, I would STRONGLY encourage you to have people you know and/or hire to "secret shop" the property management personnel.