Until you see the property and decide if it is for you this extra research is probably unnecessary.

To me, it sounds like unnecessary steps and a lot can be lost in the transitions, but I don't know.  

Even if they didn't actually enforce that clause, it is there and would give them the ability to claim against it and therefore could at minimum result in unnecessary back and forth to resolve potential problems.

I tend to agree with a few of the others in this thread that BP getting involved as another means of certifying property managers and/or contractors may be a little bit of un-necessary overkill.

LLCs add unnecessary complications and provide little benefit.

A simple one paragraph executed lease addendum changing their move in date should protect you from any unnecessary liability, while allowing you to start off with a gesture of goodwill as noted above:"Landlord and Tenant hereby agree to adjust lease start date to XX/XX/XXXX in exchange for consideration of $1.00.

I don't want to throw money at things that will have no effect on value and be completely unnecessary.

When I told him of this mis-pairing he understood as his sales agent also made certain references that I thought unnecessary.

From a property management standpoint HW are the devil. 1-2 hour hold times to report a claim, substandard vendors, subpar work, pissed off tenants, unnecessary delays when parts are required and there's always the "yeah we cover x, but your problem is y & z which we don't cover..."

So- basic PM 10% + apathy/slow a** fee 8% + lease-up fee 8% + unnecessary repair and overrides 2% = 28%.But keep plugging in 10%!