I usually put this phrase into the contract: Buyer and Seller acknowledge that buyer is a licensed salesperson in the state of Kansas.Not sure about Missouri, but I believe Article 12 of the NAR Code of Ethics would compel disclosure in the absence of a state law.I would tell him "I am a salesperson/broker, but this is for me personally, and I'm not looking to get a commission.

Once you have them sign a disclosure, you are basically acknowledging an unsafe condition.

If we were to list ourselves, we would probably spend about 1500 but I fully acknowledge the trade offs and opp cost of missing work, time saved dealing with inquiries and vetting, flying there, showing the property, the preoccupation and stress, and such while juggling full time job with time zone difference, etc.

Did you sign something saying you received them and acknowledged them?

Here on BP, I would acknowledge a few cost segregation and bonus depreciation experts such as @Yonah Weiss and @Julio Gonzalez so feel free to connect with them to inquire about your situation. 

This is about the underlying message which you COMPLETELY missed because you just saw "red" when I flashed my degrees.That said, I appreciate your acknowledgement of my accomplishments.

Nobody else seems to have acknowledged that a lot of the information put out here is not referenced to a source of any kind.

Point being: acknowledge the challenge, and then acknowledge how you will still be able to make it work in spite of the challenge.All the best!

Finally, while I acknowledge that it isn't a PM's responsibility to rehab at the lowest possible cost, I feel that they lean too far in the opposite direction.

However, you need to send PHB a letter saying why and then get an Acknowledgment back.Stuff like tenant in the same duplex, ADU if the owner lives onsite, change of use from market-rate to affordable, inhabitable due to neither landlord or tenant fault and other stuff.Better option is to watch the guy like a hawk and give him a FOR CAUSE eviction.YOu can find rule on the PHB website.