I also volunteer my time as a board member of the RPA (Rental Property Association of Wisconsin), a non-profit REIA and we focus on education, landlord-tenant law and lobbying on behalf of landlords in Madison.Networking is important especially in the beginning, because it gives you confidence to see other people's success when you are getting started.

I would blame that on the board or whomever is the one making the decisions on who speaks at these events.

-repairs and cap-ex can be the most challenging aspect for new investors, there are no standard rates that will work across the board. $200/mo is a safe bet for a SF of this size for cap-ex, and your repair estimate looks ok.

The 2nd offer usually has all the contingencies that the seller would be on board with (i.e., quick close, no finance contingency, as-is, etc.) but is priced so low that sellers will re-think the creative finance offer/option.

Many people buy in larger cities like this because the paper cash flow looks sweet, but the reality of it, across the board right now - good cash flow equals lower neighborhood class, more variable tenancies, and tons of hidden capital expenditures.

They've been overall happy with it, but you are going to be more involved in the process than you would be with a full service PM on board. 

No goal, no white boarding, none of that houdini grade D salami.

New sales in the house hack sector went from 219 last year to 224 this year.Westchester’s most popular neighborhoods for 2-4 family properties:Yonkers: 85 dealsMount Vernon: 35 dealsNew Rochelle: 17 dealsGreenburgh: 14 dealsRye: 12 deals* Ossining & Harrison: 10 deals respectivelyConclusionInventory increases across the board could signal an oncoming balanced market.

Can I sue them or report the agent to the ethics board and have them pay the total fees incurred due to their insincerity?

I've been on this board since 2010 and haven't found an example yet.