HI Scott,If it were me (since there is no clear cut culprit, and it's not worth T-ing off a possible innocent tenant with a bill),I would simply warn them both verbally (door knocking), not to do this, and say it cost X to fix it, and say if it happens again you will bill them for it (although you don't have to follow through on this). 

College into first job is viewed differently than someone who simply wasn't working or attending college from 18  years old - 22 years old. 

My questions is simply this.

I simply warn people about shady turn key operators, which we both know exists in this industry.

Yes, the debt is what I am leaning towards simply because the property isn't so big that I need a partner to secure a loan.

You can collect the commission through your brokerage when representing yourself.....but the listing has no obligation to reduce the commission if you simply use the listing agent, and typically would not discount the entire buyer agent fee as they still have communicate/deal with you, in place of your buyer agent.

So here's the ultimate conundrum:- sometimes I pick a few benchmark properties in my target area and track them to see how they're performing, BUT... you never know which dates are true revenue dates and which are simply the owner blocking the unit for their use!

They are RE investors that tap the banking system for financing.Here's what I've read in terms of landlord responsibility:In NY the residential landlord has no duty to mitigate its damages and may recover the full value of remaining payments owed under the lease for the entire lease term even if the landlord makes no attempt whatsoever to offset, minimize, or cover its losses.Looking for some advise. 

Simply put, if you're not using an agent, don't use agent-specific forms. 

Or separate and simply buy an investment property with the 1031.