After they move in, get THEM to fill out a move-in inspection checklist.. anything NOT on the inspection checklist discovered during move out needs to be identified and brought to their attention + their parents promptly. 

or a $500 difference in fees, which is what prompted me to make the switch to #brokersarebetter. 

As Steve mentoined , making your offers directly with teh list agent double dipping and representing you as well gets more prompt action/attention.

I want to be that agent that picks up the phone every time, returns every call and email promptly, and go by the mantra "15 minutes early is on time, on time is late, and 15 minutes late is YOU'RE FIRED!!"

Hi,Thanks for your prompt replies.

I promptly paid off the lien and cleared it.

They should have experience at what you are doing and promptly return your calls.Get your financing figured out before you start making investment offers and get a loan letter put together that you can copy and include with your offer package.  

Hey @Tina Sandoval, thanks for the prompt response.

The only requirement is that they are prompt at communicating.

I promptly had my attorney send him a letter detailing why I should not have to do such repairs.