This is when you hire a PMC.

I hired a law firm, filled a bbb claim and my local news is inquiring about the issues with this company. 

If you have never done it before and do not know what all it intel's than I would suggest hiring a professional to handle it. 

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.

$5.5K in unnecessary plumbing issues caused by tenant in eviction (no way to recover costs)Hire a handyman when possible, they are cheaper.  

The downside was he later hired employees which caused insurance and other issues running a business from a residential district. 

So the smart thing is to find an insurance agent that reps multiple companies.  

I will make the listing agents take 1% or 2% for limited rep .

It does no good to trust an agent on their numbers.But, if an agent is hired to give numbers, they need to be honest and accurate and should be sued if they are not.

If you are hiring a contractor to do all the work and using their funding, between those two costs along with the cost of selling the property (6% realtor, 3% seller paid fees, 1% closing costs = 10% to sell), it gets really tight.