Remember, clear communication is key to keeping a strong working relationship.

Disclosure is your friend and shield, at least where the agency/seller relationship is concerned part of your question. 

Sometimes, the contractor you found will not be as good as the contractor your PM has a long relationship with.

It's all about the relationship too...

I am looking to expand as an investor outside of my market as well as building relationships with professionals within my market.

Build some marketing tools and start meeting people face-to-face, building relationships, and asking for referrals.

They often have off market deals as they have built relationships with their owners and talk about selling, we have at least 5 off market deals.

I certainly would not classify my offers as great deals for me but they are in a new market where I have few contacts and no special relationships.  

Im mainly here to build relationships and to partner on STR, LTR, and possibly do some flips - if you have other business ventures Im interested in that as well!

There may also be a requirement to give 30, 60, or 90 day notice before the relationship can be canceled.So your friend may want to consider canceling right before or during a slow period so that they don't have too many existing bookings "owned" by the agent.