It's all money back guarantee, blah, blah, blah.

Past performance is no guarantee of future results, but there is no guessing on something like this.

Not guaranteed, but very safe and boring national level companies that will not go out of business anytime soon.

His name is Dominic Mancini at Guaranteed Rate.

A thorough screening system doesn’t 100% guarantee your tenant will pay rent on time and in full, but it is the best and most effective preventative measure to take.

It's never guaranteed that the local government will approve anything done on the property.  

That in and of itself is likely to spark some discrimination problems for you and level of education is no guarantee that people will get along anyway.

Do any of them guarantee placement/vacancy rates?

As expected, I had to personally guarantee the loan but it's now in my business name and reporting to my business credit.  

Many have gone like the wind, new ones pop up and will also disappear with the next breeze.Selling crap properties, in crap areas for more than they are worth and then passing on to 3rd party PM that nickel and dimes to death.It's a shame but it's been the same cycle since I started in 2012 and even longer that I remember.I feel sorry for such investors that commit so these providers but I feel even sorrier for those that try DIY BRRR from out of state.Asset classes are variable and "Potato" "Potato" lolFor example, I can almost but guarantee that my B class in Toledo for $90,000 for example is D class in Cinci.Lived in Middletown and owned a few rentals in Cinci so know the market decently.It also comes down to how someone was born and bread.I had investors come from Cali and laugh at me and my "B class" properties.They said it's Z class.Even tho my entire team lives in the area and so did I for 10+ years.No silver spoon in my mouth growing up and I wouldn't sacrifice my families safety in a so called "Z class" area.But we are all different, right?