Quote from @Jyotin Gautam: Yes, a referral agreement can stipulate that the referral fee be paid at closing to ensure transparency and expediency.

Had the proceeds from my previous sold property.

sometimes it is as simple as having the right team.

It's time to run the numbers to determine the cash-flow.

For the longest time, I almost always bought locally. 

The damage waiver is almost like a little insurance policy for damages that exceed the deposit.

Move-Out Checklist for Investment PropertyA well-structured move-out checklist helps protect your investment, ensures a smooth tenant transition, and reduces turnover costs.Tenant Responsibilities (Before Move-Out)✅ Provide written notice of intent to vacate (per lease terms)✅ Schedule a move-out inspection (if required)✅ Pay all outstanding rent and utilities✅ Remove all personal belongings and trash✅ Clean the unit thoroughly:Wipe down walls, baseboards, and doorsVacuum and mop floorsClean kitchen appliances (inside/out)Wipe down cabinets and countertopsScrub bathroom sinks, toilets, showers/tubs✅ Replace any missing or burned-out light bulbs✅ Repair any tenant-caused damage (holes, broken blinds, etc.)✅ Return all keys, garage remotes, and access cards✅ Provide a forwarding address for the security deposit refundLandlord/Property Manager Responsibilities✅ Conduct a pre-move-out inspection (optional)✅ Take photos/videos of the property’s condition✅ Verify all keys, garage remotes, and access cards are returned✅ Check for unpaid rent, utilities, or damages beyond normal wear and tear✅ Hire a cleaning service (if needed)✅ Complete repairs and maintenance (paint, flooring, appliances, HVAC, plumbing)✅ Change locks if required by state law or property policy✅ Test smoke detectors and carbon monoxide alarms✅ Review lease terms for security deposit deductions✅ Send tenant security deposit refund (minus any deductions) within the legal timeframe

Sure, the two strategies are compatible.

I contacted ALE solutions on Friday through their housing request form and just resubmitted with a longer term minimum based on what you stated here.

Cabinets/trim go in this week and flooring should be going in within the next few weeks.