I even had a buyer lined up for the place as well for when the repairs / renovations were atleast 50% or more done.Also forgot to mention that their own system often has wrong or outdated info on the properties as well.As you can see I could go on but I dont think a book is needed haha, but this should give a good exampleSorry for the long post and poor formatting on it

I remember thinking how absolutely absurd it was to still be living this way after tripling my income, and on top of that my Wife was getting ready to graduate nursing school which would add even more income but, I had no clue how to keep it from disappearing every month and wondering what happened.

I used Design Appruv on my first ADU and they have since gone bankrupt and stole everyone's money :/...so don't use them, but do look up their Yelp reviews if you want a good chuckle.My buddy CJ just left ADU Geeks and is starting his own company - I think for quite a significant discount. 

Which is really the crux of my argument here to is people jump through hoops "thinking" they are saving the world but I still cannot get anyone with 2+ million members here on BP tell me if they use a property manager and have reviewed and gone through their insurance policy on the property tell me what could they possibly be sued for that an LLC would protect them from?

I think we have the situation close to being figured out.

You think Redfin is too much, then you go someplace lower. 

Maybe.Or you could think outside the box and do something like this: https://www.zillow.com/homedetails/569-N-Front-St-Reading-PA...

You'll also want to ask about the servicing process with these types of loans as the majority or lenders are going to be releasing your rehab in draws so making sure that the process to request this is fast and simple will make a big difference in your experience. 

And FYI not everyone is going for the 10 year fixed period, some people are saying "I'd love it fixed for only 3 years, I think rates are going to be drop, and it'd be great if my rate dropped automagically without refinancing." 

I agree with a lot of the points that you made and while I know it's late to the party as many have already leveraged the COVID boom into managing others, I feel like a lot of folks will be changing managers this year due to poor performance from under-skilled or stagnant managers who set it and forgot it.I think two tiers of services to offer flexibility to the owner is a good idea and makes sense.A few more questions for discussion...What do you, or anyone else reading on the thread, do when a potential client has a property that needs decor work before listing?