@Matt McCurdy the one-on-one coaching was like a college education: reading assignment, homework, write summary to coach.

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.

If you get shocked, he'll wish he'd paid for it.I would have him put in writing that he is making you pay for 1/2 of an (necessary in today's world) upgrade to his property.

@Tim Porsche - disclaimer - I know nothing about Pennsylvania real estate law.That said, I don't see any recourse for you here on this issue, as they would likely argue that you had a chance to do your due diligence before writing the offer and/or could have written a due diligence period into the contract and chose not to.  

I don't know what you signed with the broker or what expectations were reduced to writing, I only know that IF you wish to have an open house and they refuse, and such authority to refuse such a request is not provided in your listing agreement, then you should have the right to terminate that relationship.

Although with tax write-offs, depreciation, and equity growth, this property is still a positive of $15-$20K annually to our net worth.

I was told this is the way.However, on a property that I bought 2 years ago, the mortgage note says that if I transfer the deed over to LLC without their permission, they may demand full payment of the loan immediately.I am now trying to get them to give me something in writing that it is okay to transfer the deed to LLC.As for insurance, my broker says the LLC cant be the policy holder, otherwise, lender will foreclose on me.

Something in writing I can use in court to argue what the buyout value should be.

If it were my old tenant, I'd state in writing that once they provide me with proof from the Post Office that they've filed claim for the missing mail and provide the results of the claim, I'll cancel the old check and issue a new one. 

Your under writing should be conservative.