So far I have been unlucky with the few prior brokers I worked with.Either they have no clue how to deal with rentals and LLC or they never follow up on requests and I have to chase them down for weeks before getting any  return call.I am looking for a broker who could take care of all my insurance needs for my home, LLCs with rentals, condos, commercial and personal liability, etc...

It does seem like a risk I wouldn't want to take.I'm sure you will, but be careful to use insured and licensed remediators for lead and asbestos, if for no other reason than liability. 

. #1, it requires them to put some of their own skin in the game and if they back out of the contract you've got 5k to pay off your $100-$1000 EMD to the seller, or work with them to extend the contract so you can find another buyer.

Lenders want to know if both have stone countertops, jets bath, hardwood flooring but does not care it is engineering or gleam wood flooring …..

I won't touch your comment about the investment being 100% driven by appreciation, there has been plenty written about that in the past.If you don't care about the expense of a property manager than sure, hire one.

Take care,Nick

Hey Steven, So be really careful about taking these "rules" you read about too seriously.

Who cares if you are “underwater” if the asset is making you cash flow...just don’t sell and you won’t have a problem.Also, the rich might still sell, they just might sell and re-leverage into a larger property.

Take care :)

Another thing, and check your state laws if it's allowed or not.. but try offering rent discounted if paid by the first, and make the discount decent ... no one cares about $5, but if it's $50 or $75-- they will!