He always feels that a mortgage broker does so much more than a realtor when it’s actually the reverse, so maybe that’s why he’s so defensive. 

My only defense of banks and the REO process is the one I continue to offer...Banks are lousy property owners. 

Right now, as a landlord, good paperwork is your best defense against tenants.If you like being onsite and doing all the toilets and renting to the 1 out of 20 applicants, feel free to spend your time.If you do NOT understand ever-changing govt paperwork required, then a PM can help.I think you need to work with a PM if you have 20-30 or more units, unless you want to make PM your F/T job.If you work with a PM, you need to stay involved by, if nothing else asking: "What 3 things are we going to do to increase NOI?"

Best to play defense until you have a wide open shot on goal.  

Also, be ready to turn the unit and prepare to upgrade the unit to be defensive in your market. 

This is because you can never prevent someone from suing you, and even if you've adequately limited your liability, you'll need to pay for a defense.

She is first likely to state he isn’t living there, is going to get defensive because it feels like I’m acting like a mom micromanaging her (fair enough) , and she could possibly ask us to approve him.

Hey @Jay Hinrichs -- agreed that I was a bit on the defensive.

Know what happens when you have a bunch of cash, most get more defensive, more hesitant, more pessimistic, and people everywhere appear to happily fleece you at every opportunity.

Often the most expensive part of a claim are the defense costs.