All Contractors are subject to the lender’s determination that the contractors are qualified and experienced, have all appropriate credentials required by the state, are financially able to perform the duties necessary to complete the renovation work in a timely manner, and agree to indemnify the borrower for all property losses or damages caused by its employees or subcontractors.Multiple Specialized Contractors:Ø Since this is a limited repair/renovation program, no General Contractor is required.

Point of fact, I'm not actually concerned about anyone's view on PMs I definitely think they are vital.

I'm not saying you actually violated any laws or committed any human rights violations, but this is exactly why it's vital to have an objective, documented screening process and publish your criteria on every advertisement for the property that you put out there. 

And again, I agree 500% with Don, agents have a fiduciary duty in advising their client and seeking the best possible financial outcome, which IS to put the listing on the MLS and let ALL investors see it and compete for it, and yes, there may be retail buyers too. 

Does a dead lawn due to lack of watering in addition to the lack of basic property security and reckless waste of utilities (AC and lights) constitute negligence/breach of duty on the property manager's part?

You can capture the potential tenants vital information and send them a lock box code so you do not have to be present.

We handle security for metropolitan housing as well and in my younger police days I worked off duty at the worst of the worst properties in this city.

The disadvantages in my opinion are the meeting and greeting and cleaning up after people. there is more management involved and what would happen to your profits if you hired the duty out? 

I’m active duty Air Force with four properties.

Since I am doing it virtually how do I go on about the title company process and is it vital, I've heard some buyers have their own title company.