I like you experienced a lot of pain trying to find experienced and efficient property manager's in Des Moines, so we ended up starting our own full service PM to handle our portfolio needs.

What are the best practices for listing a property to virtue signal that there will be a buyers agent commission paid by the seller based on buyer agent behavior such as ensuruing that the offer contains an appraisal gap coverage, waives inspection and other elements that are desirable by sellers?

A month ago I closed on my first rental property and I am already feeling the pains of working with a lackluster Property Management company.I purchased a new construction SFH in Northern Dallas through a turnkey company.

Sometimes if you are renting the unit and it is not insulated properly, then you hear footsteps and conversations from next-door units, so tenants complain a lot, but there is not much you can do.Also, one time the unit above mine leaked water into my unit, and the HOA said I needed to talk to people living above mine to fix the issue and they didn't have the fund to fix the bathtub from leaking into mine, so I had to pay for the repairs.Sometimes working with HOA and is painful, but other times is easy if the unit does not have problems

They were unplugged during inspection, but plugged in upon move-out and left with the 2 x 5gal catchment jugs (seemingly signaling intent to hide the problem before the sale). 

From an income tax perspective, the LLC provides you with absolutely no benefit.Even from a "anonymity" perspective - if that is a Single Member LLC, the K-1 from those syndicates is still required by the IRS to be issued directly to the beneficial owner - you.If you don't make it a single member LLC, say your spouse is also a member, now you have a partnership tax filing - if it holds a number of LLC interests, it is now a partnership filing that is a pain to file to roll all of those activities in and report it on to your personal returns.In short...most likely it is best to keep it simple. 

While overall sales are down, Macy's is seeing positive results in its targeted investment stores, which are outperforming the broader chain.The demand for Macy's real estate could signal opportunities for other struggling department store chains.

Not quite as good, but it alleviates most of the pain.

What are any pain points that he has that you can help with? 

It is a pain but not insurmountable.