Not sure he is the nicest guy on the block though when you get into his no BS zone  :)   

I think you'll be spot on with a paperwork change and the offers containing the commission rate, seems like the least painful way to move forward. 

Andrews, Florida, and the third is a block from my primary residence, where lies my question. 45 days ago I would not have drawn this up.

pretty common reaction lol. the reality is that yes, investing does come with challenges. if you treat your investments like a business & really commit to being great at it, you will face far fewer challenges than the average mom and pop landlord. another reality of it is that the wealth-building power of RE, when done right, SERIOUSLY outweighs challenges like landlord/tenant issues. in life, find people who are doing what you want to be doing, and take advice from only them. block out the rest. 

If we propose a date at least a couple weeks in advance I would likely be able to block off the time before any lessons get scheduled.  

-new doors (all of the interior and exterior doors are new, including new hardware locks, hinges, etc)-new kitchen countertop-new waterproof treated butcher block countertops-new large kitchen sink with stretch faucet-new extensive shelving in the large closets-new tubs, shower surrounds, faucets (brushed nickel)-new toilets-new vanities, sinks, faucets -new bathroom hardware (brushed nickel)-Bluetooth bathroom fans with speakers-custom recessed shelving -3 entrances to house: front, side and rear-historic rod iron fence in front yard (refinished) What made you interested in investing in this type of deal?

All landlords experience situations like this (experience through pain/expense). 

It was a pain in the neck and one of the many reasons I decided to drop my listings from VRBO. 

New kitchen cabinets with butcher block countertop.

We also bought at high interest rates, which was painful, but the kicker was insurance costs near the coast.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?