In the manufactured home industry, I've heard more complaints about new homes being bought and installed straight from the factory than consumers buying older homes direct from homeowners. 

So, we require a nonrefundable Retainer Fee for 90 days of our time to find a rental property.

We are pet friendly and have some zeroscape backyards and have wording like "We are pet friendly with a fee, but please note although backyard is fenced there is no grass and certain areas contain crushed shell which could hurt your pets feet". 

By partner, I mean reduced design fees in exchange for a share of the profit.

Boring Can Be Beautiful, But Location Still WinsWhile I agree that boring markets offer steady cash flow, I’d argue that markets with a blend of stable tenant demand and tourist appeal like areas near U.S. military installations in Germany strike a better balance between cash flow and appreciation.

I find condos/townhomes to be easier to manage out of state because the HOA handles a lot of the maintenance, just be aware of condo fees and find a place that is reasonable like $300-400/mo or less if you are lucky.

(Or more likely that balance plus every late fee, penalty, escrow shortages, and anything else the lender can declare owed.)

Selling the rentals via installment sales could also spread out tax liability.This post does not create a CPA-Client relationship.

I know many people have lawyered up, and they’ve gotten nothing of value back in return for their legal fees.

With this, along with shifting the utilities to the tenants and reducing the management fee to generate an NOI of around $103k, I'd estimate the value around $1.8M to $2.0M