Also, its being on call 24/7. 

Great call out!

If you have four 2-bed/1-bath units with the same appliances, split it four ways and call it a day.

But it does happen. the major risk is to the person you bought the home from. its their credit at risk.and of course if you put any down payment that would be at risk as well if things got bad.when you go into these deals you need to know if the bank does call the note that you can refinance and pay it all off or you have the cash to retire the loan.. anything short of that and your at risk .

On top of the mailers and cold calling 

@Evan Bell if you call one of the other PM's I am sure they can give you a referral 

Because there are a lot of sponsors with experience (which varies) who are in the middle of capital calls, raising pref equity or just walking away from deals or losing deals.

Call your own company, not just the recommended company from your PM.  

Hey Andrew - some call this land hacking, depending on what exactly you're trying to do.

The best you could do is call the agents broker and file a complaint with that specific agent.