Also if your plan was to write up contracts on SS, REO's with an and/or assignee or the like written in the body not sure any bank would take it.

Don't get suckered into a bad property that's only had some paint thrown on it and any random body stuck into it, obviously. :)

As the regulatory landscape has gotten more complicated during COVID-19—with a halt on evictions and late fees, as well as other local laws being passed to help keep renters in their homes—property managers and their knowledge within the market, ability to maintain profitability and tracking ever-changing legalities are even more valuable than it was a year ago.If you've owned income property for any length of time, you know that managing a rental can be financially rewarding.

But I think that the rules regarding licensing for Property Managers in your location will inform you of the answer of your 1. question.I would recommend seeing if your state has a DORA like we have in CO (Department of Regulatory Agencies > Division of Real Estate).

You need to study basic business law, taxation, regulatory issues like Truth-In-Advertising, the Fair Credit Act, aspects of the Uniform Commercial Code and the rules that are applied to business that apply to all business activities, not just real estate.

No body gets to do that if we are all sittign at home 24/7!

They have a state body which governs their actions and can bring discipline as needed.This may also put you in a better situation to pursue damages when another contractor comes in and you have to pay to fix mistakes or issues, etc.I too like Wayne dislike hostage negotiations.  

First, the regulatory costs (legal, SEC filing fee, etc) are not crazy.  

Listen to words and look at body language when they answer these questions.

As for leases, I don't know where I actually file them other than making copies for both parties and keeping a copy for our office for regulatory reasons.I'm not saying that having a Realtor is "bad," but in reading your post it sounds as if Realtors are taking on more liability than they really are.