@Thomas Kramer, @Anastasia Jordan, the problem with a "well designed limitations system" is that people game the system with different company names, partners, strawmen, etc.

Also, do I really want to pay those legal fees to pursue while having to sue a friend?

This is simply known as an On-site Rental Company.

I've also tried to work with some local retail vendors, coffee shops, golf cart and bike rental companies.   

Just myself, and the title company that I use, Orange Coast Title.

I rent that home out to filming companies which nearly covers the mortgage. 

Hello fellow investors,After running my real estate company for 10+ years, and completing numerous value add plays, I am looking to scale up and go after bigger (commercial) projects. 

As for a W-9, that is required if you're reporting to the IRS that company/person's earnings and technically is required for anything paid over $600 (I believe) to a single person/entity in a given year so you can issue a 1099.

There are even members that will respond here that have ulterior motives, so you shouldn't trust them.Go through the content available here on BP and then start looking for a Property Management Company you can build a relationship with - but, still verify & validate what they do as no one is perfect and even an honest mistake can cost thousands.Some agents may post here to start with them, but 95%+ of agents don't know how to properly identify a rental property to buy.

The title company I have used in the past says they won't work with that, and that other title companies won't either.