Learning from others mistakes although painful at times can be extremely valuable .

I feel your pain though. 

Make sure you get it set up properly or you lose your protections.The biggest pain is dealing with your lenders as transferring the properties may trigger the due on sale terms of any mortgage.

They are a weight around your neck. 

If you pay them in full before it's closed and you have an issue, it will be a pain to get them back out there.

Legally, enforcing a contract is a pain since you'll need to get a real estate attorney involved so it's likely much easier to just wait it out until they comply.  

s advice.You're feeling the pain of vacancy because you made the mistake of overpricing your units.

Big burly guys driving jacked up 4x4s that chew tobacco for breakfast, smell like diesel fuel and have neck tats. 

What they'll say is if someone calls saying they want a value add $5-20mm property, well they have 10 clients that they've worked with, that they know will close and not be a pain, that are also looking for that exact same thing.The best thing to do is get a few deals under your belt (or your colleagues belt).  

In my neck of the woods, appraisers generally do appreciate and accept information on recent improvements.