We have a virtual assistant there who does the following jobs -* Quickbooks Data entry* Run payroll* Handle all aspects of insurance certificate upkeep* Run monthly insurance reporting (WC/GL)* Update payables/receivables into a weekly list for me* Pay vendors/subs at my direction* Order office supplies* Order materials for jobs* Order dumpsters and portapotties* Post images to social media* All the oddball jobs that take time but don't take a lot of thinkingWe previously had a full time employee doing this, and actually had a hard time keeping her busy.

Property managers of single family homes may or may not be as professional or sophisticated with in-house maintenance and on-site management like an apartment property manager would.

@William Merone that is a structure you could work with less sophisticated investors, but that is not likely to be a sustainable model.

This may be fine for sophisticated buyers/investors, but I wouldn't want to see new buyers in this situation.  

Here's a list of what we ask for in our LOIs and contracts:Operating financial statements for the property, including income statements, expense statements, capital expenditures, for the last two years of operation and year-to-date financial statements for 2020.Prior two (2) years tax returns and addendums for the Property.Current tenant leases, tenant correspondence, tenant credit information, tenant security deposit register, and delinquency report.Onsite staff payroll records to include salary, bonuses, payroll taxes, benefits, etc.Monthly owner statements and rent rolls for the past 12 months.Contracts, service agreements, and files pertaining to the property.List of maintenance all maintenance requests (complete and incomplete) for the last two years of operations.Real estate tax billings and assessments and other correspondence pertaining to real estate tax calculations at the property.Copy of Insurance Policy and claims documentation (loss runs).List of capital improvements and any and all necessary related documentation and warranties.All existing warranties and guarantees from architects, contractors, and material and equipment suppliers, all of which would be assigned to Purchase.Any existing environmental Phase I/II reports, engineering reports, soil, mold, radon, asbestos, hazardous substance, termite, or other tests, studies, or reports.Any existing appraisals.Itemized inventory of all personal property.Twelve (12) months of utility, water and sewer bills.Twelve (12) months of bank statements.Verification of additional income from operations including but not limited to application, pet, late, and other fees, etc.Copies of title policies, title reports, land surveys, site plans, deeds, or any architectural plans for the property.History of or pending litigation against the Property, its owners, or its managers related to the Property or the operation thereof.Such additional information, documentation, or access as Purchaser shall require

While many are self managed, sophisticated buyers (when it comes time to sell) will be factoring this into their underwriting.

But, there are "sophisticated" investor exceptions within 506b.If you attempt to take part in a 506c offering, the sponsor will require verification of your status. 

We currently don't have any employees, so independent contractor would work much better for us2) My understanding is that payroll taxes (social security, etc) do not apply to children employed by family businesses.

I handle payrolls there, and suddenly he closed his bank accounts and asked if he can be paid in cash since creditors seized what's in his bank account. 

The interest rate and terms seem most dependent on perceived risk, LTV, property quality, borrower strength and experience, and sophistication of lender.If I misunderstood your questions please be more specific and I’ll try again.