So I'm trying to ensure my Leases are properly written.

Allowing a family that large in a basement apartment is no bueno and you probably knew it.Do the basement windows have proper and legal eggress?

More business and jobs coming our way!

But with the proper guidance, you can grow a successful portfolio with the right team.

When the funds have been properly sent, deposited, and received in the account, this document shall become effective.

This is also why its important as a property owner you maintain proper contractual relationships and manage insurance certificates correctly with your vendors.

If you have a person going over to do work, meet them at the house and be clear to the tenants that you are going in and they are not to ask the repair person to do anything.They lost the key, tell them to go through the proper channels (ie post office) and pay for a new one.

We have a charging system for people who properly request, but if they just stay we really do not know until cleaners arrive (usually 30-60 mins post check out). 

If you proceed with the project, you should go through the proper permitting process.

I have already seen the new forms/addendums that will be used here in Arizona, the common one for this will be the Seller Compensation Addendum.The one thing that might happen in your discount buyer agent scenario is you might get a buyers agent who agrees to a lower commission and then the listing agent is offering a co-broke that is higher than he agreed to, well now that buyers agent will only be able to get paid the lower amount he agreed to and the listing agent will keep the remainder, so listing agents could end up getting paid more.As far as your question on what to pay an agent, I view it similarly to hiring an attorney, there are discount attorney's and they might be okay for some people in some circumstances, or if you know the proper procedures and deadlines then maybe you do it on your own without an attorney.