Brown bag your lunch and brew your own coffee.  

If you believe that then you would need to add clauses that also require laundry to be done within X time period, garbage bags to be swapped out every X time period, etc.

Cause I bought all that stuff. when she first moved in, she only had bags of clothes, that's it.

You need to get bags that are tagged for hazardous debris.

I assume that the prospective client is worried about the PM taking off with his deposits and then he is left holding the bag. 

I can't tell you how many people ask me to diagnose them on the spot in the grocery store (if they haven't already diagnosed themselves via webMD lol).I'm sure everyone has heard the saying "Better to be thought an idiot then to open one's mouth and remove all doubt", well, when you make statements like you have in this post regarding 99.9% of Realtors being unethical you have removed all doubt.I don't take offense to you insulting a Realtor specifically, I'm annoyed by the ignorance it takes to make a blanket statement as you have done, it sets off alarm bells in my logical mind.Haven't you heard that 100% of all real estate investors are Scum Bags?  

We operate on envelopes and going to the grocery makes you reprioritize if you really need that $12 bag of shrimp or if you could just sub in some leftover chicken from the freezer, or if you take the time to cut a few coupons because that $6 you saved will allow you to splurge on a bucket of ice cream for the kids.

Read @Brandon Turner's book so you have the creative low money down strategies in your bag of tricks.

I like to put my money in the places that give me the best bag for the buck and which saves me money in the long term.

Mainly because how can ANYONE know that this property won't depreciate, leaving you holding the bag?!