That would almost always be from the same lender who has a 1st AND 2nd on the property and they are just fed up with the owner and are taking the opportunity to get out of a bad situation entirely.Sorry, it's complex enough that it isn't a 15 minute class.

But I have 0 empathy to pay for someone's CHOICE of not having there stuff insured. 

I'll be the bad guy for you

It was so bad we almost lost our property because the sellers wanted to back out.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

He may not understand the details enough to tell you if it's good/bad real estate.2) If your sales guy understands comm property and accounting - BONUS POINTS. 

Also, for every good deal, there could be bad deals others will try to spring on me due to my disadvantageTo that end I have been considering two paths:A.

An experienced broker with lots of choices at the palm of their hand is probably the best bet.

Managing rentals isn’t for everyone, especially after dealing with bad tenants, challenging property managers, and increasing costs.

In the end, it is viewer’s choice to follow what they think is more reasonable.