Find a reliable cleaner and handyman with STR experience and references. 

It seems like become Broker MLS-Only might be a solutions (getting MLS and lockbox)?

The price tag on this archaeological excavation was enough to make you want to dig your own grave right there.Eventually, we worked out a solution, which included selling the parcel and providing the buyer with a credit and putting the onus on them.

Most of my screening comes from gumshoing social media, web court searches and following up on references.

I often wonder why folks fall for the hey pay me 10k up front to join my club I will fund your deals when in fact they just refer to a HML to fund them and we will split profit 50 /50.. my profit splits are no where near that  80/20  70/30  bigger side going to the capital partner I want them to grow and continue I dont want them wishing they never should have spent 10k or more on some program..

Similar to what @Frank Chin was saying.Sean Whalen from Vintage law is someone I've been referred to recently.

Please forgive me if that's not what your referring to but when i see "involuntary conversion" i immediately think 1033 

My rental is in Upstate NY and I have a great lawyer that I could refer to you who could help you draw up the appropriate lease.

At that point, it's worth researching and finding a solution that better meets your needs. 

For reference I’ve spent about $7000 last year renting and looking to have another cost of about $7000 to rent the same excavator for 2 more projects.