Although there may not be 100% financing I'm wondering what's usually the most a lender will lend on a deal with a great return and any recommendations, thanks!

Helps with your debt to income, better opportunities at cash flow, and typically requires less down to purchase.In regards to challenges, I usually build in an extra 10-15% to deal with things that I can't see behind the walls, including dry rot, electrical or plumbing issues, etc.

However, this structure is usually recommended for clients who employ a professional property manager (PM), as the trust arrangement can create additional administrative complexities.Regarding whether to use one LLC per property or place multiple properties under a single LLC, the answer largely depends on your risk tolerance and investment strategy.

This year is odd in that March is usually very slow at our PF cabin.

People who sell their houses to the ibuyers, usually at 20% below market because they’re attracted to the fast close, no hassle, no Realtor aspect remind me of the people who trade their car in at a 40% “hit” when the initial tires wear out at 30,000 miles, or the people who pay 19.8% interest in their credit card rather than get a 8% consumer loan because they’re attracted want to avoid the hassle.  

I know this is a personal liability/risk question, but I'd like to focus more on usual policies and prior cases if this would be sufficient to most?

They are usually several days or even 1 week early paying the rent.

Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

Usually they are city or region based in your state.

If you feel like you need to add any more protections or things like a general expense sheet for replacement you can add those addendums and usually they have a blank addendum.