However that and funeral services are the biggest money sink the average American has. 

IRS rules prohibited any direct or indirect benefit for such person from his/her retirement account, and as such you are not allowed to furnish any service, goods or facilities to your 401k:https://www.irs.gov/retirement-plans/plan-particip...While in some instances it might be possible to get into an investment together with a disqualified person you must be very careful!

When would be a great time to go learn about what you do so that I may better service you?”

I reached a niece that held a memorial service for the deceased owner. 

Stellar service. 

Correct me if I am wrong, but shouldn’t the PM act as an agent for the owner/landlord since they have been retain to manage their property and can accept service on the owner’s behalf?

I bring up the time to 100% occupy because I'm pretty sure residential cash-out lenders look at the DSCR (Debt Service Coverage Ratio) as well when cashing out on an investment property.

I’m not sure if you are looking for guidance in registering your property or for management services but I can assist you with both.

I would recommend researching USLegalForms and FCI Lender Services. 

I have worked with them, servicing their foreclosures.