Actually the photo is from the vendor site, my install of this product looks even better IMO, as I used semigloss, this looks flatter, maybe unpainted.  

Who said anything about forcing a tenant to pay through this vendor?  

List items on an excel with columns like description, SKU, qty, unit price, line total, maybe vendor name.

You could try HomeAdvisor or Angie's List Property managers spend a lot of time, money and resources to vet their vendors, and a whole list of items owners never hear about because they are magically handled day and night!

My point is that IF a property was part of the probate, it's typically disclosed at time of filing, therefore is should NOT be an excuse as to why this data vendor cannot separate out the files that don't contain real estate.Sure, lots of file contain crap property, too.

Hopefully Tanuj, someone here on BP, will have you the name of a local vendor, that clears lots.

@Mike Barnish, an inspector's job is to point out as many aspects of the property that needs attention or service by another professional vendor.

We try to send all our company legal, strategy, and marketing materials encrypted between us and vendors.

Once you reach a point (as he apparently has) where you have a thorough understanding of the various systems and components used in construction; all the local laws and standard practices pertaining to the rental business; the rental market and seasonal fluctuations; issues regarding hazardous materials utilized in the construction of housing, and in some areas found in the ground around housing; Federal Fair Housing, Fair Credit, Title X, EPA, IRS, and many other regs; contract law; Building codes, code enforcement, and the permitting process; subsidized housing; AND you have a team of reliable, responsible, and reasonably priced vendors to utilize; AND you have established systems and procedures that work for you, THEN, and only then, does PM become "easy".

The one I joined make frequen monthly trip to upstate and have connections with vendors there and other home buyers etc.. you can form your own "umbrella" of contacts there.