Having tenants pay utilities is pretty much always preferable. 1, they tend to use less, and 2, the correspondingly higher NOI makes the property more valuable.

It's everything that comes after that especially with foreclosures, or worse, short sales: wading through seller specific documentation and the often times tedious website offer submission process, closings delayed due to title issues, repeated trips to the property for inspections, appraisals (if applicable...) etc and all the correspondence that goes along with that.I have left showings before actually glad the buyer had no interest in the property so I could cut my losses at that one showing and move on.  

Most banks have federal regulators or are in a correspondent banking relationship with nationally chartered banks.

@Aaron Mercer If you use their software, you can take a iPad or tablet (or even smartphone) with you to the property, then go room to room touching the area of the tablet that corresponds to what you want to rehab.  

The ones that you can't, like HOA address, you can upload a PDF to the uploads section ( with the information you need on it) and link it to the corresponding property.

The things you reference in your correspondence should reference specific items in your lease (even if its just the nuisance clause).

Interest rates and the corresponding debt coverage will reduce how much you can take from the property where it can still cash flow;2.

In Arkansas, you can; however, it would be unlikely that you'd be able to find a landlord who would allow you to sublet, unless you handled all cleaning, furnishing, and guest correspondence, and the monthly rent they would receive as the owner would exceed what they could get as a normal long term rental.I'm a property manager, and have had several "AirBnB Arbitragers" approach me, requesting this very same arrangement.

I want to make sure that I get the lien waiver with the corresponding sub contractors he used information in the lien waiver as contractor affidavit.

Private lending in this sense is far more relationship based than transactional.Now just to muddy the waters, hard money lenders are re-branding themselves as "private lenders" or "direct correspondent lenders", which is very different from what I do as a private lender.