Sure, these laws aren't perfect, but if you have reasonable rental criteria and screen properly, those laws will protect YOU as the landlord, and as a bonus, they make the screening process so much simpler.

Can someone explain or break this clause so I can have better understanding so I can properly utilize it just in case I can't get the property off "The contract is contingent on business partner's approval"

However, you still need to jump through the proper hoops.

I’d like to give you the details and see what yall’s thoughts are...10 Unit (of 2 buildings)Listing Price: $1,100,000Potential Gross Income: $124k6% Vacancy (but building is currently 100% occupied).Effective Gross Income: $116kNOI (Including a 5% CapEx and 7% Property Management): $75kDebt Service is around $50kLeaving me with an annual cash flow of $25kDSCR: 1.5B/E Occupancy 73%Cash On Cash: 7% (with 30% down payment)On paper, it seems like a great deal based on everything else I have analyzed in my local area.

It took them five months to figure out how to properly mail rent to me on time (they've encountered many late fees) and even to this day they pay on the last day humanly possible, but also they leave belongings outside in common space, they leave trash bags outside the trash cans and rodents get into it and tear it apart, they leave a bunch of random belongings and bikes in the foyer (on carpet) and they have filled the basement with what seems like trash.

It seems like commercial broker sends only their lising (off-market) in e-mail so they can get deserved commission both sides. so is it ok to connected with more than one broker ?

Practically, people just deduct the cost in their schedule E as overhead.

He did not at any point notify us that we were not fulfilling our obligation of maintaining the lawn properly so even if he did send over a crew multiple times to maintain it (which living there we saw no evidence of this), can he truly just pass that expense through to the tenants? 

The Trustee is the proper signatory.

They use noon as an expiration in case a new tenant begins tenancy the following day to have enough time to get the unit ready - which was the case for me.Then tenant provided me proper notice by text message a few days before the 60 day required notice back in May.