Commute time,  functional obsolescence (funky interior design) or facing updating and cap ex in general are all intangible reasons to sell that won't necessarily show up on a spreadsheet. 

For example, I use Propertyware which strives to be an all-in-one solution but their inspection software is so difficult to use that I opt to pay for a different system that is easier and more functional.

I've since switched over to Buildium and it has a lot more functionality, so if you are working with a larger personal portfolio or starting property management from the roots up then they are a great choice.  

Also we have enough trade experience to perform most of the inspection functions ourselves, and expected to replace many of the systems.

There is no reason you should need to hide who you are unless you are just feel completely unable to function as a property manager.

Weird/non functional floorplan?

He can charge whatever he wants and it's up to you to try and disprove his claims in court and get your money back.1. the stains do not affect the function of the cabinets and are out of sight.

I saw several highly rated apps on iPhone for such functions, such as docsign, adobe fill & sign.

That function exists because it will yield a different number than IRR.

Once you have a short list, get an account with each one and run them through the wringer to see how they really function.