A good investor's agent knows when its necessary to request repairs or even concessions to offset the cost and even have repair money escrowed for the buyer to draw from after closing.

So does anyone have any guidance and ideas or know any banks that do rehab loans were all the money including labor is upfront and then we pay a monthly?

That helps you recover some of the money so if things proceed to a lockout, you're not as bad off financially.

Maybe $100 but thats not including saving any money towards unexpected expenses...

Has anyone saved money and closed with one of these new upstarts?

In total, including money lost from rent, legal fees, and repairs, the situation cost almost $30k.

Let them know you are shopping and tell them to give you their best offer (all on the same day), and state you will go with whomever can save you the most money. 

That's why STR/MTR brings in more money...they're also more work.

With it being that risky, the least I could do is have some money saved up.

Lastly funding developer who has 3 subdivisions going in WA DC market. these are big time deals and with our funds for the soft costs  500 k to 1 mil on each project my client is going to make  sit down  but probably over 10 million net  life changing money and well we will do good too !!