Providing relocation assistance to tenants, for example, if I want to sell the property or move back in - this can range from one month's rent to thousands of dollars (e.g tenant has a disability, minor children, elderly it will cost you more), depending on the city.

At about half of my properties I provide quarterly exterior pest control services.

As a licensed contractor, I can provide insights to make sure you’re getting the best value and quality for your project.

But not sure the solution which is to provide me teaching/training on how to get off market deals is something I can’t learn without a mentor.

In this manual (which I assume could be modified to provide to tenants) I include all the financing information (which you would not include for tenants) bank accounts, mortgage accounts, payment information, and mortgage payoff), a list of the contractors, what each contractor does, a list of upcoming planned or necessary repairs, and a copy of all leases associated with the property.

For legal, we can provide you a list of attorneys out there who do this and my recommendation is to interview them to see which one you feel works best for you.

I feel this gives me the flexibility to find the right solution for my client and not just sell what my bank offers.I'll also throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

Most property management companies are licensed realtors with extensive experience working with investors and providing valuable insights into their local market.

When your a housing provider where good decent people want to live, well the rest just has a way of taking care of itself, it really does. 

What you want is an agent with experience who knows how to negotiate, watch your back, navigate difficult situations, understand contracts and law, provides an objective cross-check, etc.