Assuming the mentor is either inexpensive or doing it out of the goodness of their heart of course...I think people try to get mentors too early, when they haven't built a foundation for their business or their relationships.

I got out of my contract.

This property went under contract at a great price passed all the inspections and appraisal and so forth.  

Look at the PM contract and verify the 8% is all inclusive and that there are not additional charges for placing a tenant, resigning a tenant, inspections, and dealing with vendors/contractors.  

And also I inherited the tenant and havent signed lease with them been advised to better honor the same terms of the seller until their contract finish.

The more issues you can take off their plate before you lock it up under contract the better you'll be.

When I made some changes to the property and put it back on the market about 15 months later for double what I paid, it was under contract in 48 hours.

This also leads owners to ASSUME simpler is better when it comes to management contracts.

There is no deal under contract, I'm exploring options so that I'm comfortable with pursuing an offer.

Supplement this far simpler entity approach by ensuring you have appropriate types and levels of insurance, you operate your business in a manner in which your conduct is not considered an exclusion in your policy, you work with licensed and insured vendors, you execute contracts with indemnification clauses with these same vendors/ require additional insured status &  maintain appropriate licensing and permits.