I can assure you that I have much more experience in the rental business than you, and if you prefer to ignore everyone that is more knowledgeable than you, that's fine.

If you come from corporate it is very difficult to unlearn some habits, especially water cooler gossip, job security, employee benefits, assured into advancement due to seniority, etc.Being self-employed entails learning a lot of skills, and learning them is very lonely all by yourself. 

They have been in business since 1978 and are a big player in this field.

An experienced investor will be able to spot out a 'player' real estate agent/broker quickly.

@Ned Carey  in addition one needs to have nexus lexus and be an expert at skip tracing.out our way the bigger players in this tend to be private detectives..and in many areas the counties make it darn tough as they don't like to see middle men taking 50% of peoples money.... this is an old Guru program that has kind of come and gone.

They are the two biggest players in the industry and have different approaches.

I stuck to my guns on their leaving, but I assured them their deposit in their hand in cash the moment the keys were in my hand. 

I guess they could make an example of a top player like yourself  :)  My son in Law trade marked   VEGASBABY in advance of the Raiders coming to Vegas..

Mortgage and more important for most sellers is this remains on their credit and affects their ability to borrow since the mortgage is still open.So when you get under capitalized or just plain crooks ( and I am not calling anyone on this thread a crook by any means and don't know their capital strength as well)But this scheme brings in the less than honest players and the one's will little to no money and a big dream.So know they have control of the asset.. they then either sell again on a contract for deed or another wrap or another sub too.. to what is usually a buyer who can't get a traditional mortgage.. now some of those buyers could be credit worthy but many to most are NOT.. so you are now setting up sub prime borrowers .. these borrowers fail with alarming rates we know that. 

There are so many risks and all it takes is a big player (sheetz/QT) to move in next door or down the street to wash away every merit from historical financials.