I don't think you'd want the extra negotiation issue of trying to get your buyer or seller to accept the fiduciary and statutory role of facilitating the exchange.  

Roles/Responsibilities - make sure the roles and responsibilities are clear up front. 

Typically, small operations do not have the financial wherewithal to carry this overhead and the principals handle these roles.  

Their role is to look for common issues and flag them for you to dig deeper into before buying.  

I even hear in some cases their markets are filled with properties that would have a negative cash flow.Our market is pretty safe in that outside of this past Covid influenced year, you consistently have demand with the influx of students that need housing, medical professionals, etc.As to the very best investment opportunities, overall, I have to say the value of whole salers in our market & their role has significantly increased.

Since then, he was moved up into a regional role, and the communication has gone down a lot, I have to message them, and they sometimes respond right away, and sometimes it takes a couple days. 

Here's how I divide the percentages for partners:1 - I have them (I already did this) list all the roles and responsibilities of the partners.2 - Show them your list, and combine them into one.3 - Discuss each of the steps as to what the time/value of each is...and why.4 - Apply percentages to each based on their value and time involved (again, I already did this)   Note:  Don't have them combine Steps 1 thru 4 in one step. 

I had really over-looked their role in my current project because I will be working with the homeowner to rehab and convert the house to rental property. 

I agree with you that social media can/should play a big role for you, particularly since you are new to the area. 

Legally, what is LL's role in dealing with loud, aggressive, nuisance, guard dogs, with intent to harm others, when tenants complain?