There are carriers that will write landlord policies without a % deductible.

Maybe a freshening up would be good.

Someone with $10M in the bank in cash just needs to put a lot of money to work and time value and tax write off is more interesting to them than a hungry investor in their 20s that has never found a deal.Honestly, books are great, but they are about as "boiler plate" as you can get as I'm sure you're discovering.

(End)Don't apologize, don't sugar coat the message - just give them the statement above, in writing. 

In the buyer line we would always write "*entity name* and/or assignees".

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Leaving out auction and foreclosure costs for a second, when you write that check for $220k the trustee is going to pay BigBadBank the $175k they are owed first, then he's going to pay LittleBadBank the remaining $45k, and you will get a clean title as the process is going to wipe the slate clean.

Look them up online, call and interview several of them.

Next up, tenant complains of mold and faulty cabinets.

For a PMC to charge a renewal fee just to write a new lease is a BS fee though.