A reputable broker in the area had explained to me that balloon payments are pretty rare.

I am also happy to supply some referrals from some "reputable"agencies in the area.

It's a slippery slope to offer rent credits.My advice is to use a reputable AC repair company that does the job right.

I've tried a couple of reputable warranty companies without success.

The reasons vary Could be any of the following;  don't want to live in the dark, power was cut off for non payment, starting a short term meth lab, house of Ill repute or whatever, use your imagination.

So the 'plumber' quickly tore out all the pex (& some cast iron??? 

I am an agent as well though and last thing I need is that kind of reputation. 

I am also licensed plumber so can do a lot of repairs on my own.

To save my reputation, I ended up taking a HML on one of my properties. 

@Greg Becker - turnkey providers is also a good option to get your feet wet.Thats how I started by buying my 1st rental in KCMO and then built a team there to acquire a few more properties afterwardIf you go that route make sure to use a good/reputable vendor as there are many turnkey providers but very few selected ones are actually goodgood luck