They are now offering memberships. 

Just make sure everything is clearly written and legally enforceable.Having a local property manager sounds like a smart move, especially since you’re managing from out of state.

It would be a cash cash offer. 

Due to market condition, I accepted an offer which is $20K below asking and additional $20k credits towards closing.

We just put an offer in on a riverfront one bedroom cottage on a half acre property in Oregon that we expect to be accepted, here's how I plan on purchasing the property with less than the cost of an apartment rental deposit in SoCal:Purchase price is $330k as a FHA Primary Purchase with 3.5% down ($11,550) and a 2.5% ($8250) seller concession towards closing costs.

I don't know your state law, but you are probably required to be named on the contract as the legal owner with the PM acting as your agent.

Every time i put an offer on a house, i get told that the agent or the seller will not allow assignment, which kills the deal immediately.

e.g. if we add a clause to the lease contract stating they will be liable for all charges due to their purposeful destruction or negligence, is this legally binding? 

(And offered to pay to fix it)What concerns me is she did not reach out to the person below or contact anyone .

Just to be clear, I did review @Konstantin Boubev's paperwork from the company and there was a groundwater issue where the testing was over the legal limit.