I met a contractor through the project that's become a solid 1st call for my next flip and a good friend in the process.

We try to go slow on purpose so we can listen more and give solid feedback.  

Appreciate all the responses. @ Dan Rowley, your advice is so simple but spot on.

It's a balance of cashflow and wealth accumulation.One of the goals is to have tenants pay as much of your cost-of-ownership as possible (loans, taxes, insurance, etc.)In high-cost areas, any Class A or B property you buy will usually negative cashflow for the first 3-5 years, until rents rise enough to cover the negative cashflow + rising taxes & insurance.Investing OOS increases your risks because you may not know the market and you can't check on everything/everyone all the time.If you move forward with your buddies, HIGHLY recommend creating a solid Partnership Agreement!

Being a solid investor friendly agent doesn't solely rely on pitching people off market opportunities.

She's not going to have any leg to stand on in court if you get that far unless there's some explicit language prohibiting the owner from assigning responsibilities to another legally authorized party, and I'm guessing there isn't if another PM company was maintaining the lease and provisions - and the fact that the tenant was voluntarily working with the other PM confirms the acceptance of an authorized agent even if it's not explicitly stated, the same way if you accept rent from a tenant after a lease expires you imply acceptance of the lease terms continuing (which is why you should always have a holdover provision). 

You mean the water was so heavy that it cracked the floor joists and the entire floor and basement ceiling fell in?

It won't hold a heavy mirror.

For longer stays, you can set expectations in your listing by clarifying that guests are responsible for restocking once the provided items are used up.

Seems pretty solid to me, no?