The problem with that is that I spoke with a bunch of Real Estate Attorneys that assured me they can and do perform the same services (contract negotiations, advising, etc…) and they do it for a fixed hourly rate as opposed to an equity stake.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Focus on the overall cashflow because maybe for you it only takes 10 properties to retire and for others maybe 20 some might need 5 it all depends on how their portfolio is performing. 

I’ve worked extensively in the NC area, and am familiar with the local market.

(Not to make it an Eminem song, but we ALL only have one shot on this rock)...Have you thought about getting rid of the headache ones and then concentrate on the ones that are performing well?

Can they perform on their terms?

In your opinion, what amount would you have to have paid out for someone else to perform the work you did?  

You are definitely negative cash flow.Yes, I would consider selling it and moving the money to a property that performs better.

I don't believe that you can get a specific contingency on vacant space for CRE, but typical due diligence is 60-90 days with 1 or multiple 30 day extensions. 

If it's just about getting the inspection report back and you need more time, ask for an extension on the contract.