I would say hire a lawyer if you want to see if you can get out of the agreement and how bad your situation is.

But do your homework on houses that may interest you as some of them are in bad shape.

To me, thats bad business practIce and feels like they are hIdIng somethIng.As a wholesaler part of it is being a negotiator, if your not willing to negotiate the maybe you shouldn’t be in the business.

Would this be a bad idea even with the vacancies issues. 

this has really bad reviews https://www.yelp.com/biz/rent-recovery-service-glendale

They have the added benefit of not hurting the pocketbook too.I've learned more and more that it's possible to get burned following strictly these rules, it's good to hear that we have to maybe pull back on these in an effort to at least secure a first house.I'm in complete agreeance that i need to get my feet wet and mostly look to learn (i just wish it didn't come at such a high price, but too bad eh?) 

I have purchased 1 sfr rental in warren MI using cash (29000) i made a ton of mistakes during the process  but it was definitely a learning experience. after about 35000 in rehab costs thanks to a bad contractor  house is now worth about 55000. not the best deal but  i did learn alot  i have my second deal under contract now. 

You manage well your asset will last through bad eco 

You can play it one of two ways......If she is a good tenant, tell her you need to add the ghost as a new tenant on the lease and you will need to now raise her rent.If she’s been a bad tenant then start the eviction process because she has told you after the fact that she has had someone move in and this wasn’t part of the original lease agreement 

I've posted here a few times about a bad experience I had with a PM.