A very small amount of equity in a personal home (I bought it at the beginning of the year), two cars (maybe worth $12k), a small E-Trade account....My credit score is 670.

Rentals that are in my name only, Schedule E deductions are pretty straight forward.

Brokers typically have errors and emissions (E & 0 insurance) specifically for misrepresentation of facts or forgetting a disclosure.

I dabble in options, peer to peer lending, and am currently looking into e-commerce.

Send me a e-mail and I will be happy to share more details with you.

Then I can generate income statements to do the Schedule E's.

Your rental activity is reported on Schedule E, and there is no income tax liability associated with Schedule E.

I'd recommend getting the proper E/O insurance (both for yourself and the Broker), as well as a good amount of General Liability insurance for yourself - but this ends up being peanuts compared to what you would spend if someone wanted to take you to Court over a minor trifle... and had the evidence to prove you weren't licensed to perform the duties of a PM.

Why can't you say "My role is to find you a buyer who can pay cash and do it as quickly "  Give m"e 'x' days and if I can't do it then no harm, no foul"  If there is a drop dead date then don't take on those contracts if you cannot buy it yourself?

In this day and age, a simple text message/e-mail stating that she has moved out and whatever property is left over is considered abandoned is too easy not to get.