Never have GDs, they are nothing but a continual pain in the butt.

The duplex has doubled in value over four years, so the pain was not that bad; and it is in a 1031xWalk with the inspector and go into every unit, garages, laundry areas-the works.

With BRRRR and financing the 10k over 30 years, the short term pain is relatively low, and the overall long term gains can be substantial. 

I went through a painfully expensive rehab but it is now more or less up to speed and fully rented out with each of the two units collecting $3k a piece monthly for a total of $6k each month.  

The most common pain point anyone in probate has is "what do I do with all of this stuff".

The buyer's agent wasn't especially sharp, and I took advantage of that.I handled all of those negotiations without the seller even needing to be involved.  

@John Gerwatosky, how big of a pain is this worth to you? 

So although this can be a pain, I do recommend getting them to protect yourself. 

Or it can be a pain to even go see the property, sometimes landlords don't make themselves available for showings or they are willing to wait for a tenant that meets their high criteria.

Active, smaller investors it presents a lot of challenges and I believe few will do well (or experience a lot of pain getting there).