Everyone must know and acknowledge everything in writing ahead of time; nothing stays in the dark, and the client cannot, for any reason, believe that they are working with a real estate agent, "property manager," or broker.Not all owners would be comfortable with this, so it will need to be someone who trusts you a lot, for sure.

Welcome out of the shadows, Jon!

I never keep them in the dark. 

I guess what I am requesting is someone who will allow me to shadow them in any of these two deals. i am tired of gurus and people that wants to charge you for this this!

I mowed yard then lowered setting to mow again , just before dark hit gravel where drive way slopes and shattered the glass on both the doors on one side of truck. 

If you can't find a "mentor" per se, definitely find a few people in the industry to shadow, at the minimum.  

Have them sign a lease extension at new price before you close, that way you know you're not gonna be in the dark if they pull a quick on at the end of the lease.Not sure why lots of people look at it from the wrong angle "how much can I raise it per year" vs.

We ripped up the disgusting carpet and refinished the hardwood floors with a dark stain.I got a large pedestal sink with faucet for free, so that went into the bathroom.

The corridor gets one of those colors depending on whether it's a light corridor or dark.

Besides perfectly  legal reasons to break the lease, a tenant with itchy feetwill just let you stand in the dark.