So state AG's are getting wise to the abuses and in PA in particular.. as I have 2 vendors in PA that I have funded for years.. who work variations of this model..

I looked into a cash offer just to free myself but the offer was painfully low (putting me at a $60k loss).

This couldn't be more of a true statement with the current clients I'm dealing with.. on one spectrum, I have clients that are incredibly respectful take my recommendations and listen and on the other I have people who are just plain rude and are a pain to work with. 

That could be a big pain in California.

I am doing this completely remotely, which has been a massive pain/lesson learned (topic for another day).I signed a very high-level agreement (i.e. expectations simply say "drywall and paint") with him for drywall and paint work at my home for a total of $10KI have paid $5K as a down payment as well as ~$2K in materials over time, as neededThere have been multiple break-in's in the home, and he has done me favors of working with the police, and boarding things up.

@John Quiles Yes I've heard City of Decatur can be a pain.

Could one get a call from "a" mailer, sure, but that's not the consumer psychology of it. 

Should I show up every week and talk about where I think the pain is coming (multifamily, STR, etc)?

The old joke "we lose $100 on every one we sell, but we'll make it up in volume" comes to mind.It's too painful to read the entire thread, so if this is redundant, just understand that I run the department of redundancy department.

Section 8 housing is a pain as a landlord/management company - we TRY to steer clear of it for this reason.