The last bank (US Bank) I spoke with insisted that they are putting me in the commercial loan category and that it is still a residential loan, but because it is 3 units Fannie Mae requires 25% down. 

I said it was fine, since they kind of put me on the spot, and it does look ok, though now the apartment has four different types of flooring.Our relationship has become somewhat strained during their move-out process, mostly due to her not immediately getting her way in any given situation (e.g. she tried to insist that I drop everything to come do a walkthrough with her at 6:00pm on a weekday and I refused).

Hi @Mike D'ArrigoJust my general opinion from driving around Indianapolis, there were so many potholes on my last visit there I thought that my rental car agent was insistent on me buying their insurance for their bad potholes and yes, one can file a claim as the article states. 

This couple actually admitted to stealing it and produced the cell phone when the police insisted that they return it and that it was wrong. 

The escrow company is insisting that I sign a Real Estate Withholding Certificate and that I must pay a state tax on this.Is this true?

And now that I've been sent the citation they have the power to insist that I upgrade by building an enclosure for the dumpster as well (new code).

Something to consider.If you insist on self managing, I recommend you buy "Every Landlord's Legal Guide" by NOLO.

When labor is running you 1,500/day even minor stoppages are costly and if you insist on buying the materials you should expect to pay for any stoppage. 

I only rent 2 bedroom apartments and don't deal with the rooming house population.The same reasoning goes for insisting on ALL move -in monies before handing over the keys. 

Lissette if you're acting as an agent and not a buyer, you'll probably just want look on the MLS.If your buyer is insisting on an off-market deal, then your best bet is to look at FSBOs, where the owner is often willing to pay 2.5-3% for your bringing the buyer.However if you go that route you should definitely work with your broker as FSBOs are a bit of a niche.