They have the most vested interest in you buying a solid deal, because they have to manage it every day.Just be careful of turnkey operators as they have a bigger vested interest in selling than managing.You might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes

The ones I do are an expanded panel for 9 substances of abuse. 95% of my positives are for pot, meth or opiates.

I'm not an accountant, and this isn't advice, but as I said, you're asking the right questions and there's no harm in trying a new accountant next year.Best of luck!

Failure to do all of this could result in you being liable should someone actually be harmed. 

Yes, as usually happens, laws designed to "protect" people (eg discrimination) end up indirectly harming those they meant to protect. 

Non arm's length pricingReadily apparent circular cash flow,Form over substance, Preplanned, and even advertised in advance,what's not to like

Before you hire a PMC you might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes

The vast, overwhelming majority of people are not out to harm anyone or burn your house down!

In situations like those, I know the best thing to do, is send out mailers to see if homeowners would like to sell their homes, and see if I can make a cash deal, no commissions needing to be paid or closing costs.The issue I run into is that I am now a licensed agent in California, and I don't know the best way to handle looking into self investing options, when as an agent, you are bound to make sure homeowners are not harmed financially in the sale.

We don’t know anyone in the area, but even if you get a referral you might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes