One of the comforting factors in this whole thing though is that it's sort of a calculated risk due to the price I'm paying where even if there were major issues, those would not exceed the price I'd have to pay for the house if it were being sold by a private party.

For starters, I charge a $200 administrative fee to process a substitution, and this is clearly spelled out, in the original lease, AND DISCUSSED at the time of original application when dealing with this type of situation.Next, you REQUIRE that all substitutes complete an application, and must meet or exceed the qualifications of the person they are replacing, INCLUDING co-signers, and you process and approve/deny them as usual.Now, you get signatures from all parties on a form that spells out the substitution, indicating which party is moving out, who is replacing them, and that each of the other original parties approve and agree to the substitution.

Private money is preferred because my holding time may exceed 6 months--the subject property is in a buyers market .

Can this management company be liable for 1) damages exceeding the security deposit amount?

Come the "stager" for open house, he said for the home to exceed the sale price , the are behind crown molding should be painted gray/blue.

Most lenders allow for cost to cure issues not to exceed 3-5K as long as the repairs don't effect livability.

I'm going to build my brand on customer service, as you said - find out my buyers' requirements and then exceed them.

People want to know they are working with an agent/business that has experience and the know-how to deliver. 3) Ask questions related to their needs so you can exceed their expectations while finding the right property for them.

By law in my state I am limited to first month and security not to exceed one month.  

If you are handy you could possibly do it for less but if the damage exceeded the coverage the insurance estimate could be too low.