@Ali Mol In a lease-to-own agreement, the $1,666 monthly credit should be treated as a liability (deferred credit) rather than rental income, as it is allocated toward the purchase price.

Besides we're hospitality people, not selling property or leasing it long term, and somewhere along the line a few states got their definitions very very mixed up!     

Per NJ law, must I include account number in the lease?

Wet signing the lease in person is the only opportunity to talk to the tenant about stuff that matters - so we quickly switched back.

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions?? 

There was never a lease.

More interested in land contracts and lease purchase options enough /without needing a lawyer each time.The properties are worth about 150k each.

The DSCR program "Must use the lesser of the two either common rent from the appraiser 1007 rent schedule form on the appraisal or the lease".You also have to factor in the taxes and insurance because a guesstimate or ball park can kill the approval. 

I would like to branch into commercial leasing with a government client niche (solar farm land and datacenter leasing too).

@Phillip Austin I self-manage my properties including some where I do rent by room as a primary strategy, and it is very effective if done well with good screening in place.The difference is starting with shorter leases for me.