You could only refer business and collect a fee for the referral.

Collect the rent. 

If said rock-star can't perform, is an extension at all possible?

Also, you have to go after the high producing agents where the $500 is a drop in the bucket and you don't have to turn into a debt collecting agency.All the perks you offer will bring agents, however you don't wan the agents that make one sale and you don't see them until next month.

Investors like to complain the PM is making all the money and robbing them blind, just collecting a monthly fee for no work....and never like what you charge them for repairs.   

I have a w2 for my full time job and my rents I collect reflected on my tax return.

If you bought 2 years ago or more, sure it’s wise to keep your holdings and collect your rental income, but it’s not a time to buy at these levels, it really can’t and won’t go much higher from here. 

However, if you are already doing extensive work, you may want to to already plan for it such as doing the ductwork or figuring out how ductless could provide a solution.

Anything above that, they could collect some quotes or reach out to our list of people (plumbers, electrician, etc) and the vendor would submit the invoice to us for payment.

This goes against everything that I have come to believe through my own extensive readings and research.