It’s nice you’re trying to save them money, but it limits your upside. 

So if the homeowner saves energy or goes on a long vacation, they still get charged 100%.

Then I save that amount each month in reserves until I need them.

My suggestions would be in this order:(a) Determine the type of financing you qualify for - this will short cut the process considerably and save time on investment angles and next steps.

It will likely be a web of contractors, engineers, and architects, but some those are ultimately leading to the developer. 

If your exchange is not done properly or your funds are not safe you are going to kick yourself for trying to save $500. 

. - All they've got to learn is to save some of their income to pay their bills on time and they could then afford to buy a home.Instead, they spend every penny they make on things they don't really need and then blame everyone else.Take a look at a Class C or D tenant's bank statement to see the frivolous things they spend their money on and you'll better understand our society's biggest problem.

You can save and have a foundation to do your first fix and flip

Legal and ethical implications: Agents engaging in such practices may face:Legal consequencesLicensing penaltiesEthical violationsThese actions ultimately harm consumers by restricting options and potentially inflating costs.The new system, allowing buyers and their agents to negotiate commissions directly, promotes transparency and fair competition.

On the RE side - I own/developed 2,000 residential units across the United States focusing on opportunistic residential acquisitions and development, including student housing conversions and luxury multifamily development.On the startup side - it is a third-party guarantor platform that expands your renter pool, increases rents and occupancy, and ultimately boosts your NOI while broadening affordable housing options for renters.