This is an area of much confusion worthy of discussion.There is an article by first tuesday that addresses this whole issue, I don't have it at my finger tips right now or I would post a link.My understanding is this: If you are an agent in a particular transaction, you must do all the things you suggest.

Fingers crossed things go well

Keep your fingers crossed for some cold storms mixed in ;) Now for the waves that is another story...this is when you see 10 footers crashing on some beach houses roofs. 

Need to network with professionals with their finger on the pulse.  

First, we're in the process of formalizing our business (more-so than it has been) and as part of that, we've gone through entity setup in the states where we operate (North Carolina and New York) and as part of that, had a desire to move ownership of our properties over to the commercial entities, the right way (eg; a commercial loan, not just transferring ownership and crossing our fingers). 

It will be a free event which will also be serving drinks and finger foods. 

OR should i just keep repairing the old unit and cross my fingers??

We don't know enough to point an accusatory finger at your PM.

Also you can hold yourself accountable and can't point fingers at anyone.

Your tenant is allowed to keep a messy/untidy apartment, but not unclean.