So at least for the listing agents this is what your going to see a broker representing a buyer generally will share their opinion IE that's a good one or that's a bad one don't buy that.

I plan first to ask friends if they would like to live with me (is this a bad idea?).

The rental vacancy rate in Decatur is barely over 4%...not a bad number. 

You are in Los Angeles, whoever told you to lay low is giving you bad advice.

I don't like dealing with bad people.

For starters, I partnered with a bad wholesaler/contractor on remodeling a duplex in Indianapolis.

I guess part of it comes down to how often tenants don't pay last month's rent and say use the deposit (don't do that, bad idea).

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

Maybe they are bad negotiators and that works to your advantage. 

It really sounds like the attorney messed up and exactly like your pointing out you have the other parties that are just saying too bad..