Furnishing a place is also death by 1000 cuts.

@Blaise Peterson from a PMC point of view:If the property is vacant, we'd just terminate the contract, because there's nothing really to manage and we don't just want to be used cut the grass.If tenant-occupied, there's a host of liability issues for a PMC if owner hires another agent to list for sale:1) Who knows what transgressions the Owner's agent will cause with the tenant while showing it, possibly resulting in the owner and the PMC getting sued.

In person cuts a lot of that out. 2.

This is really a great short-cut to analyzing deals, because I can easily look at the ARV spread (which you should seldom trust, by the way) and see if it is even feasible to make how much I want to make.  

After he was successful in being more profitable than his neighbours (one thing he's done well with is driving traffic to his direct booking sites to cut out the host sites that take so much in fees) he started taking on investors that put the 20% down for say a DSCR loan.

To me a letter that the tenant fixes it would only be ok if they had xyz garage door repair specified because that vendor won't cut corners at tenant request.

Ultimately it's all guesses, and if they have a listing agent, being able to use this will be limited, part of the whole point of having representation is to blunt such efforts. 

Time.Any time a tenant cuts off communication, you should treat them as hostile. 

The one warning that I would provide is that it is death by a thousand cuts getting a property to market.

They will definitely help cut your learning curve dramatically and help point you in the right direction as far as which neighborhoods to target and which ones to stay away from.