I generally pass on these properties for my clients and look for better properties without those bad lease terms.Now sometimes there are properties where original rent amount has already been reduced significantly in primary term of the lease.

My Canadian clients are buying multi-fam >20 units building in the Greater Seattle area and my realtor is helping them find the right one.

One of them was a vacant Kmart property that I presented to a client 1.5 years ago to convert to indoor boat storage (near big vacation lake)... they didn't pursue... last week it was announced U-haul had purchased the property to convert to indoor storage. 

What I wrote above does not create an attorney/client relationship between us.

A custodian may or may not be "client facing" from the standpoint of you and your investors being able to speak with their representatives about the questions you have. 

Then I check AL and Home Advisor to see if there are any reviews from past clients that can help narrow my search.In all cases, I'd make the effort to get multiple quotes.

A Qualified Intermediary really should be an independent third party that has an arm's length transaction with the client.

OTOH, there are a few professional clients that hire contractors with the intention of getting one over on you.

Have a couple Buyer clients that purchase in my area (Joplin) and have an interest and/or live near KC.

Apart from my own projects, I have multiple investor clients that I help project manage their flip/hold renovation projects in the area.