Hope this helps, I don't intend for it to sound too harsh but reading your post in the forum reminded me of where I was a few years ago. 

Now if you are hiring the attorney to formally represent you in the matter (file forms, show up in bankruptcy court, gather and review documents, review case law, etc.) that will typically be more expensive.This may sound harsh, but if you don't have the funds available to pay for a legal consult and/or make your tenant whole while you are pursuing the PM this might not be the business for you.

@Thomas O'Donnell The harsh reality of home buying right now is an FHA loan isn't competitive.

However, it is the harsh reality of today’s market.

If you're just looking for someone to guide you through that first property, chances are you're not going to find them posting on a forum with no profile photo, no bio and a misspelled name..and I don't mean to be harsh here, just real.

Even if the grout is sealed, the tenants do not care enough to clean the mess in a timely manner, the stuff in it will stain the grout and with the chemicals and pressure wash the seal will fade/go away.  

This research would tell you if they are lying about cash-flow and neighborhood trends.keep in mind every sales agent or wholesaler or direct seller     sells BLUE SKY  I would not call it lying LOL.. thats a tad harsh.

There is always someone who will dump chemicals all over the place and call it a treatment, sometimes this works.

At the time I thought it sounded harsh, but it was actually practical and good advice.

If you get out towards Pasadena area, it’s all oil refineries and chemical plants.