Somedays there are a DOZEN children running around disrupting the neighborhood and my very desirable tenants in a nearby unit. 

Look how terrible and how much corruption there is in the LA housing area they are tearing down rent control buildings and its lead to a lot of disruption in the free market. 

Therefore, it's great that you're planning ahead and setting aside reserves for unexpected cap ex that could otherwise disrupt your ability to continue renting your property.

I guess someone will disrupt this market soon with open/standard video formats on one's own private cloud storage (Google, Apple, Amazon,...).

If an agent starts parading future buyers through my multi-families, disrupting my tenants and making me give notices to enter for nothing, I would no longer allow said agent to look at anything of mine.  

I got the lead on these properties before they have hit the market and the sellers want to keep it quiet, in order to not disrupt the current tenants.

That way a landlord buyer can make an informed offer with out actually walking through the property and we only have to disrupt the tenants life to (1) take photos and then (2) have the buyer inspect the property prior to closing.Now before you list, you might put them here in the Market Place and find a buyer, no agent needed.

Not trying to be inflammatory, but I'd be very surprised if the HML industry survives the disruption that's beginning with the crowd funding sites.If you've got net worth, money to invest, and want to hold real estate debt (or equity), look at PatchOfLand or RealtyShares or any of the others.  

Partying and disrupting?  

When I used to sell way back in the day when i wasn't yet an agent, despite the 'Principals Only' warning boldly plastered all over my FSBO listings, agents nevertheless lined up at my doors with the usual pitch even when notified in writing to cease communication, still wanting ERTS, throwing fits and all, sometimes even disrupting my open houses under the guise of bringing 'buyers ready to sign' that were 'on their way'  yet never showed.Granted over those years, there were 1 or 2 out of dozens upon dozens agents who were up for the challenge to compete with my own offers, but most others were just too greedy or whatever and just would reiterate the holdover clause like parrots, pretending to not understand holdover clause is why exclusive agency without right to sell remains a viable compromise and formidable challenge to truly measure up to.have you as investors (and/or as agents) ever had similar gripes with stubborn/aggressive agents who yet weren't up for the challenge competing with the owner(s) themselves to find the best offer that successfully closes?