I find it very concerning that it appears that your agent is apparently either unwilling or incapable of performing his fiduciary duties to you. 

They don't contract out to local companies for bits and pieces - this means you just vet one company, one team, one performance track record. 

I don't think there is much to build on with low touch loans that are performing.  

Explanation 2 from the invoice doesn't mention anything about bad valves and unions: Explanation 3 after I asked for the actual bill because I misunderstood "union" to mean labor union"Not quite sure what you mean, this is a bill from my company who performs the service calls.

I WILL have an A+ tenant next time around.I do not use a property management company and perform the work or hire it out myself.  

If a deal can't get past your initial screening, why would you commit your valuable time and effort into performing a full analysis?

Look at it this way, they are kind of like an additional government that collects money from all the members and are supposed to perform a set of services for the common good of the members.

Vivek Khoche Not sure I need the education, I have a portfolio outside of California that's performing better (cash-flow) than any options here.

Are you suggesting that an indexed universal life with gain caps and surrender charges, mortality charges, and premium charges (usually adding up to over 2-3% annually) will out perform a well diversified portfolio?

I'm out of my depth here, but I read other places that banks will only count a percentage of your performing rental properties toward your income and only after they have seasoned for some period of time, eg. you have a rental that has average NOI of $6,000 a year, the bank will only apply a percentage, say 75%, so $4,500, to your income.