I don't know if there is anyone that can write this up legally where he can take it off his plate and pass reliability onto the tenant. 

I am honest and reliable, so if you want to invest again let me know and you will see the difference clear as night and day.

My question is, Is there a cost efficient, reliable source that can provide occupancy status for these specific, non-designated properties on a nationwide basis?  

How do you find that contractor that does good reliable work, but doesn't charge an arm and an leg?

You should probably seek for other loan providers and if you find them reliable, then you should switch your mortgage broker.  

Washington, DC and Northern VA licensed contractor, including as far west as Tysons Corner, VA (within 5 miles north and south of new Tysons metro route).Recommendations for reliable contractors welcome, thanks!

I would love for a reliable bandit sign person because I hate doing it, but they are hard to find. 

So far I've been able to secure good reliable tenants by offering a better quality product and good screening , but I wonder if it would be an easier process in better school districts.

Again, without knowing more about the property it is almost impossible to give any reliable advice to help you.

No, the sellers expenses will not be reliable but with experience a savvy buyer can figure it out.