I lost the 4 people I care the most for recently and I no longer get to spend time with them since she left, I just wish to turn my life around.

If I see a big hole in the wall during my inspection of the property, I most likely would make a note of it and request a credit from the previous owner, I don't really care if that damage was caused by whom and when. 

Standard dimmers are also not equipped to exploit the full brightness range, resulting in a disappointing experience.The fundamental issue is there isn't a consistent solution.One can replace all fixtures with damnable LEDs, that may take care of 40% of the lights with dimmers. 

They'll never care about a property like an owner, so maybe give them a little more pressure with a similar strategy.

I almost never use E/M (Texas) because sellers don't care as long as I'm solving their problem.

The PM would also only point me to deals that he/she would feel comfortable managing (though this would presumably be taken care of by having the PM walk through any deal my agent sends me, which is what my current protocol is).Interested in your thoughts!

Both are in decent shape....but could use some work....the owner was a good landlord and took care of the places.  

This is where all the carefully repressed disgust inside you for people who do things like not pay their bills on time, choose to rent instead of own because they can't be bothered with taking responsibility for their own housing, and live pretending that they don't have their neck stretched under someone else's jackboot should be allowed to bubble up and come to the fore.I bend over backwards for my tenants.

You need to be careful to comply with the real estate advertising rules in your state and watch out for obscure license law violations.

Dawn Carter at directors' mortgage is very knowledgeable and experienced at working with investors and took really good care of me when buying my duplex.