The frustrating part is that this happened the night before the carpet was going in, so they didn't even try to be patient and wait for the next night.

Get a new investor and it is a turn off using something like Google's voice mail, which says, please state your name and Google voice will try to locate your party, which is very unprofessional.

If I get 3 applications during one open house, I don't like to take money from all parties.

They do get a little "pitch heavy" on some of the paid trainings, but that part is pretty short and the networking alone is worth filtering it out. 

Unfortunately the hardest part is installing the first tenant on posession.

Working with a realtor is extremely beneficial for both parties.

The deal is not going to happen unless both parties are happy with it.

Tenants love it and they pay a premium for it.As for property management, we definitely use third-party management.  

I would also want a more formal written agreement that states what she can and can't do, and allows for the arrangement to end by either party and the rent re-sets to market.

We had a top notch business attorney set them up because we have two family partnerships and needed the LLCs for defining our business practices and for determining the course of action if one of the parties should want to sell out or died.