I.e. if you don't input what was told to a tenant, complaint or what not, you (employee) can't come to him and say it was done because it might as well not have been done.Particularly with disputes, and even more particularly with legal disputes, documentation is absolutely essential. 

I see that in my area, many agents buy homes either from wholesalers or at auctions. 

A lot of investors are jumping to secondary lines of insurance coverage and the problem with those is that the companies are based in the Cayman Islands or the Bahamas a lot of the time, and it is suspect that they would actually pay out if the need arose unfortunately.   

Good point - At least in FL, since I am licensed I can pay to the other agent's broker legally.We pay the same regardless if it is an RE agent or not, i.e. we pay that same rate to friends, family, current clients, vendors, etc.

I’d really appreciate any insights or advice. 

And this doesn't even address the risks they take coming to this country, like the women and children that are sexually abused or trafficked, the men that are killed, the drugs that are hauled over, etc.2. 

Might coat you $500 or more for a hour but will save you a $15k bill from a contractor who simply sees a easy way to make money off off you! 

What has been your experience and do you manage with a property manager or self manage ?

Owner sat on the offer for a week or so and then I got a call that they accepted. 

If you ever want to chat or brainstorm strategies, feel free to connect!