She gets the money from the refinance tax free, you make the payments on the property and collect the rents, then when she passes, a long time down the road, you inherit the property tax free in a "stepped up" tax basis.

For mortgages and SBA loans, the lender shows up at the closing to collect.

She also rejected two different tenants my friend had approved because of things she felt would compromise her park (DUI 10+ years ago, a utility account sent to collections 3 years prior, etc). 

Anything that requires a judge you may be able to collect from the court house, or through online searching - Probates, Evictions, Liens, Lis Pendens, ...

I just purchased my first two apartment building via syndication last year and we collect a 2% asset management fee.

We're looking forward to making our first deal and learning from the collective knowledge of everyone here!

i verified their rental history and income, and collected 2x deposit to make up for being unable to check their credit. 

I've been told by another investor that a property manager or owner for that matter is not supposed to collect rent on a property that has been sold to the state for delinquent taxes or if a certificate/deed was purchased by an investor. 

Pretty flagrantly, too.If a Realtor has a marketing strategy of having an exclusive period on another platform to collect bids, so it hits the main MLS hot and already bid up (or whatever, the exact strategy is irrelevant), they should be allowed to.There should be a competitive marketplace for the good or service in question, no one should be forced to use just one good or service.

Where I rent the tenants know which landlord will pay them to leave, which will let them skip out on the last rent and on trashing the place, and which wont, and will sue even if they have little change of collecting to get it on their record.