In this tight inventory market, it's far easier for you to find a 70% ARV home than it is a 60% ARV home to have room for an assignment fee.Obviously, we do it every day in both categories, but I'm also a Licensed GC with dozens of crews, a full office team including a rehab manager, etc... so it makes flipping very easy for us.Flipping is much riskier from a time, money, rehab, construction, crew, theft, vandalism during ownership, lawsuit, insurance, holding cost perspective....but we still do plenty of them.We used to be 80-90% retail flips. 

We bought a home in town that has a mother in law suite with its own entrance and we're renting it out on airbnb.

she is scamming me, No lawsuit filed as yet. hopefully to see an attorney soon. anyone else experience this?

Most investors I know personally who are in the city look for 15% to 20% caps because of turnover, lead issues, lawsuits, court, utility court, ect. 

You can let them out of the agreement but cover yourself from them coming back later with a lawsuit.

@Caleb Heimsoth Everything I see about subject to suggests it isn't illegal, so I am guessing the lawsuit would somehow relate to the buyer/seller going after one another in the event of some sort of default of their contract or the note being called due. 

If a tenant does not pay rent, the landlord is not required to give the tenant any notice before proceeding with an eviction lawsuit (see New Jersey Stat.

If one party is being a stickler about it you might have to file a lawsuit and force the issue. 

What if you're ever a defendant in a lawsuit?

(Having been a lender, I know that the bank's decisions are made on things like VA, FHA or conventional, if it was a purchase loan or a refi, homestead, quotas for the negotiators, pressure from the FED, incentives for the negotiators, loan modifications, bankruptcies, lawsuits, robo-signing, MERS, bank's availability of funds, vacant management positions and on and on.