We can huff and puff about it, but the only way they'll learn is - when the market teaches them.The good ones will learn to find, contract and deliver properties to cash buyers at prices that generate real excitement and competition from buyers.

The courts consider the Certified Mail delivered after 5 days, if they don't get it, it's returned to you and the court accepts that as proof that you sent it and the tenant ignored it.

Know you syndicators, and look for deep and positive experience among at least one of the partners, and how they have delivered over the years. 

When it comes to delivering a tenant a Pay Rent or Vacate Notice in Sacramento, CA... how many days do they actually have before we can legally require them to vacate? 

So what the free market does is listen to what the customers want and then deliver on it - cheap PM.

You have a unique advantage as a bird-dogging mailman in that you're being paid to deliver mail and look at properties while delivering.

Due diligence fees like the one you are describing used to be a lot more common, however many "lenders" became fee hunters and were improperly taking advantage of customers by requiring upfront fees and not delivering on the back end by funding the loan.

The power you hold in this transaction right now is your ability to walk away ... the seller will not only have to go back to the starting line to find a new buyer, but they will also have to explain why the first buyer backed out.Now, I don't know the disclosure requirements/laws for agents and sellers in Arkansas, but if you deliver them written reports by licensed inspectors that indicate roof, drainage and/or foundation issues, they are now aware of material facts that negatively impact the value of the property - I would assume that they will have to disclose these facts to all future buyers. 

They deliver water to the property and bill the property owner, it is really none of their business if you sub-meter internally.Now, they may say you are "reselling" the utility and make a fuss ... where utilities are legislated monopolies resale is frequently prohibited/restricted.

Too late to require the owner deliver the unit vacant?