Your realtor should be telling you this and if the sellers try to back out, get a lawyer involved. 

If you are having a PM involved they should really be the ones placing and screening the tenant as they will be managing them.

My name is James Brackin IV, I'm a 17 year old soon to be real estate investor/licensed real estate agent, I am also a sales associate at dicks sporting goods saving everything I can to pay for a down payment on my first rental property along with getting involved in a Keller Williams real estate team! 

@Rachel Fazio is well involved in that one and could confirm more about it.

There was a prior post on BP that referred to a litigation case involving a Trust company where the end result was the sentencing of two individuals with fraud, and millions of dollars of SDIRA dollars lost. 

However, if you know for sure that it's worth $100k to you, BUT it needs new carpet, some electrical repairs, and a new fence and those things will cost $7,500 and you have risk involved in doing this work so what you're asking for is a $90k sale price and then you'll have those things done . . . that is WAYYYY more palatable to a seller, as the reasons aren't made up. 

If people know that there isn't an agent involved, they might jump on that opportunity since it nets them more out of pocket in the end.

It is best to just to double check with the real estate company before you get more involved.

I think many people involved in real estate can relate to this more than 4% rule.  

You'd have to decide that along with all stakeholders involved.