definitely open to helping you analyze the deal. your calculator seems straight forward, especially since you're buying cash so there isnt holding costs. but whats the rehab budget? 

Our student tenants don't always follow instructions. 

Also, you can put in a clause stating that they agree to read and abide by the jacuzzi tub care instructions and if they mess up then they are responsible to fix it.

Very straight forward and easy change. 

No funding will be provided for rehab and I will only be using my own money.I have found a few examples for the promissory note, deed of trust and the lender/escrow instructions that seem like they will work for me with minor modifications.At this point I am not sure why I would even require an attorney and would greatly appreciate your thoughts on why I might still need one at all for the deal structure identified. 

2) Is your partnership agreement simple and straight forward or does it have allocation complications3) What is the billing rate of the person or persons who actually worked on your account4) Was there any tax research time required beyond basic return preparation5) Are the basic tax preparation activities being delegated to the appropriate personnel if not prepared by a sole practitioner?

It can take some time to learn how to use it but once you do it is fairly straight forward to use and it makes tax time a breeze. 

I never thought it would be that easy to instruct someone to give me their credit score, so I can charge them an ungodly amount for basic "education". 

I found it very easy and straightforward once I had done my research and found some trustworthy local contacts.

The landlord will instruct the listing agent to change showing instructions that you must be present when a showing to occur.