So the seller and his sister who have ownership of the house have signed off to sell the property to me.

Whenever you find someone you decide to sign a contract with and you tell them you want to buy the property cash BUT the contract says have expired and couldn’t find a buyer.

For instance, if you need something signed it will email to the person and if they do not sign and return it will resubmit it to them every few days to get them to sign it. 

As the custodian, they are a processor, and will hold funds, sign documents, issue payments and receive income at your direction. 

You still have to pay for flyers, stamps, marketing, signs, etc...   

My primary types of marketing are bandits signs (90% of replies) and Craigslist (10%). 

....unless you are able to contact the previous owner and get a move in checklist that the tenant signed previously.

The leasing is a lot of work, advertising, showing the unit, running application and the credit/background reports, verifying the information, doing the lease signing, etc.The first month's rent does encompass everything to place a tenant we don't break out separate marketing fees, it's an all inclusive fee, the first month's rent.Negotiating is up to you and the PM, where the units are located, their condition and also what services are being offered. 

That can be discouraging, but if you stick with it you'll build that rate up.Bandit signs will put you in competition with other wholesalers that put up lots and lots of bandit signs in their target neighborhoods.

Unfortunately, the company managing the property before I bought it didn't have tenant sign a mold addendum.