I am reviewing a property management agreement and came across this clause RE: Indemnification that seems too broad:INDEMNIFICATION:(a) The Owner shall indemnify, defend and save Agent harmless from all suits and/or other legal proceedings whatsoever and cost incurred therefrom in connection with the management of the Property and from liability for injuries suffered by any employee or other person whomsoever, except in cases of willful misconduct or gross negligence on the part of Agent or its employees, (b) The Owner shall indemnify and hold harmless the Agent from and against any costs, loss, expense or damage (including attorney's fees) suffered or incurred by the Agent arising out of or related to the enforcement of this Agreement arising out of a default or other breach by the Owner, the management, operation, improvement, alteration and leasing of the Property, including all other activities arising out of or related to Agent's duties under this Agreement or as a result of any act or thing done or permitted by the Agent or its agents or employees; provided, however, that such indemnification shall not apply to any such cost, loss, expense or damage to the extent that the same relates to or as a result of conduct by Agent which constitutes willful and wanton misconduct.It seems like if one of the Property Manager workers (aka Agent) slips and hurts himself while cleaning the floor the "Owner" is then responsible. 

Ease of access? 

The bank will never improve the property beyond winterizing and maybe cutting the grass if there are fines for violating ordinances, but no way they would renovate like that.

I haven't found many properties that get me excited - most failing to connect due to the numbers or the incredibly tough tenant laws.This past week I finally found a property that has me in the black after I do some improvements to it, but again its not that Brandon Turner style story of house hacking while making money.

Of course you're correct in saying that there are many value-add improvements you can do with residential which improve rents.However, when commercial property is evaluated and underwritten, it's primarily evaluated by the numbers (NOI/Cap-rate), where as residential is valued via "comps", which is a lot more nebulous.

In Portland we do not have access to pull rental comps via the MLS.

The house is already clean, it is open for you to have access to it." 

I use lockboxes on the property to give access to my realtor, property manager, and contractor. 

Are you going to give the tenants access or are you just planning to record in case you want to look at something?

Or see if you can get one of those home improvement shows to remodel it for you for residential use.