But not sure the solution which is to provide me teaching/training on how to get off market deals is something I can’t learn without a mentor.

@Sean Gallagher not a sales pitch, but this is what we provide for investors in Metro Detroit:)Understand that if you hire the latest & greatest PMC, many grow using poorly trained VA's. - Your portfolio will suffer:(You want a PMC that has great systems in place, including a great portal where you can keep tabs on eveything.You will also need to manage your PMC on a regular basis.

These are professionals with additional training and a stricter code of ethics.

Be responsive, communicative, deliver on what you say you are going to deliver (e.g. photos are true representation of your properties, amenities reflect what you actually have).  

Not many landlords buy their rentals this way. although with all the guru training many are trying and we will see how it all works out.it takes sales skill to talk people into deeding you their home.. this is a highly charged emotional situation..

If those things did not occur, some regs may have been violated by licensees.Regarding marketable title, unless the "liens" were in excess of $255,000 IMO there would not be an argument that the seller could not deliver marketable title.

The education and training they offer is tbd.

Once I gave them the online option, however, and the bank didn't deliver one tenant's check causing a late fee, they've all used the online option.

Because with an HOA in tow that means your not doing it alone, you have active "partners" who will be taking care of a slew of things so think of it like training wheels. 

These are professionals with additional training and a stricter code of ethics.