When analyzing deals its always seems as if the opportunity is passing me by and the rational part of my brain turns off but posts like yours are sobering and will help prevent mitigate losses.  

But a good general rule of thumb is to be the middleman throughout the entire transaction.

If the existing home is over 15 years old, it is now rent controlled by 1482 (even though this is contrary to the rational of the 15 year exemption).  

If they are, then the lender is playing middleman between you, Title, and the actual investor/wholesale lender who is underwriting the loan.

When I had my property management company (and the people I sold it to and manage my properties continued it) the policy was late fees are split 50/50, which I think is the ideal scenario.My rational was it takes more time and effort as a PM to collect when a person isn't paying, and at the same time the owners might not receive the rent when they should, so 50/50 compensated us both. 

I understand they have other clients and cant just drop everything to do what I'm asking but right now it feels like things are taking extra time by having a middle man. 

I am still waiting on Latchel to explain why they seem to be ok with a "Preferred Vendor" middleman (who pays to be assigned work by Latchel as an FYI) materially altering a subcontractor's invoice for repairs at one of my properties. 

Many states have laws against it and you run the liability and risk of pissing buyers and sellers off as the middle man.

The rational for hiring a PM to protect your +$2M property and its income is the same.

Would it be better for me to go with cheap windows or is it possible for me to buy windows myself and have somebody install them and just cut out the middle man?