What's the ARV and rent you expect?

If it is not spelled out in the agreement, then they're abiding by the stipulated scope and your gripe may be with an unknown expectation or one which was not ironed out from the start.

It depends on what you are looking for from the investment and what your expectations are which I didn't see above.

------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

I will have people that expect to rent my nicely renovated 4/3 3000sf with private pool, fenced yard on a lake for $100/night because they saw some other dump a couple blocks down for that price.

Ants, spiders, flys, and other ordinary pests are often brought in by tenant behavior, so it's reasonable to expect them to handle with removal.Bed bugs are 100% the tenant's fault because they do not travel from home to home on their own; they have to be brought in.

I'd love to utilize their expertise when assessing a property since they are local but I'm not sure what the general expectation is when I don't have a tangible property and I have not entered into contract to work with them yet.Some questions I have are: local regulations/permitting timeline, property's potential from their perspective, landscaping/amenities cost estimate (they also help facilitate this).

You can still reasonably expect to find financing for those asset types.

It can get really sticky, cause frustration and ruin a friendship if expectations aren't set up front.

I secured my first duplex in Rochester and it is fully rented generating better than expected returns.